Scottish Borders
Rear extensions for detached houses in the Scottish Borders
Wider, deeper rear extensions with room for vaulted roofs and big glazing. Rear extensions in the Scottish Borders: we cover 5 towns including Hawick, Galashiels and Peebles, with design, approvals and the build under one contract.
Post-war semis and terraces are common around the Scottish Borders, and many have room for a single-storey rear extension within Class 1A limits.
How much does a detached house rear extension cost in the Scottish Borders?
A detached house rear extension in the Scottish Borders is priced at £1,850–£3,040 per square metre including VAT as a guide, before kitchen fit-out and fees. Prices in Scotland sit a little below our West Midlands baseline; building warrant fees and drawings are budgeted separately.
| Size | Guide price inc VAT |
|---|---|
| 4 m wide × 6 m deep (24 m²) | £44,500–£73,000 |
| 5 m wide × 8 m deep (40 m²) | £74,000–£121,500 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission in the Scottish Borders?
Scottish householder permitted development (Class 1A) covers many single-storey rear extensions, with a 3 metre eaves limit, a 4 metre height limit and, within 1 metre of a boundary, a depth limit of 3 metres for terraced houses or 4 metres for others. Conservation areas are excluded, and you need a building warrant whatever the planning position.
Scotland has no larger-extension prior approval route; extensions beyond permitted development need a planning application.
Scottish Class 1B rights for extensions of more than one storey need a 10 metre gap to every boundary, which few gardens have. Expect a planning application as well as a building warrant for a double-storey rear extension.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent.
Where in the Scottish Borders do we work?
FAQ
Questions people ask
Can I have a vaulted ceiling?
Yes, with a pitched roof and exposed or boxed rafters, subject to the height limits.
Is an oak frame worth it?
It is a premium finish with a long life; it costs more than blockwork with a plain roof.
Does a big extension need more heating?
Usually yes. We size underfloor heating or new radiators to the room.
Do you cover all of the Scottish Borders?
We cover 5 towns and districts in the Scottish Borders, including Hawick, Galashiels and Peebles.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.