Galashiels, Scottish Borders
Single-storey rear extension in Galashiels
Single-storey rear extension in Galashiels: ground-floor space across the back of the house, usually for a kitchen, dining or family room. We measure the house, show you what the rules allow, price it in writing and build it.
Galashiels and its postcode districts TD1 are part of our Scottish Borders coverage. A depth of 3 to 4 metres keeps many single-storey rear extensions in Galashiels within permitted development, subject to the house's planning history.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a single-storey rear extension cost in Galashiels?
Guide prices for a single-storey rear extension in Galashiels start from our Scotland rate of £1,800–£2,940 per square metre, including VAT. Prices in Scotland sit a little below our West Midlands baseline; building warrant fees and drawings are budgeted separately.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £21,500–£35,500 |
| 4 m wide × 5 m deep (20 m²) | £36,000–£59,000 |
| 4 m wide × 6 m deep (24 m²) | £43,500–£70,500 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a single-storey rear extension in Galashiels?
Here is how the rules in Scotland apply to a single-storey rear extension in Galashiels.
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.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Galashiels like to extend?
Post-war semis and terraces are common around Galashiels, and many have room for a single-storey rear extension within Class 1A limits.
How a single-storey rear extension in Galashiels comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for the building warrant.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the accepted completion certificate.
Single-storey rear extensions near Galashiels
Close by, we work in Selkirk, about 4.8 miles away, and Hawick, about 13.3 miles away.
- Single-storey rear extension in Selkirk
- Single-storey rear extension in Hawick
- Single-storey rear extension in Kelso
- Single-storey rear extension in Peebles
- Single-storey rear extension in Mayfield
Other work in Galashiels:
FAQ
Single-storey rear extension questions in Galashiels
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
How much does a single-storey rear extension cost in Galashiels?
As a guide, £1,800–£2,940 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £21,500–£35,500 at that rate. Your written price follows the survey.
Is a flat roof or a pitched roof better?
A warm flat roof keeps the extension low under first-floor windows and suits a roof lantern; a pitched or lean-to roof gives a vaulted ceiling. Both last for decades when built properly.
Can you match the brick or stone on my Galashiels house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
How long does a rear extension take to build in Galashiels?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.