What is a basement conversion?
A basement conversion turns an existing cellar into living space, or excavates a new basement under the house or garden. Waterproofing, structural support and daylight are the main design challenges.
How much does a basement conversion cost in Kelso?
In Kelso, a basement conversion typically costs £1,850–£3,100 per m² for converting an existing cellar, including VAT at 20% (standard rate). For a typical 30 m² project that is roughly £55,500–£93,000. Building costs in Scotland are close to the UK average, so the figures for Kelso are close to our national guide. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (21 m²) | £39,000–£65,000 |
| Typical project (30 m²) | £55,500–£93,000 |
| Larger project (42 m²) | £77,500–£130,000 |
| Rate per m² | £1,850–£3,100 |
The biggest cost drivers are:
- Ground water and access
- Existing cellar or new excavation
- Floor lowering and underpinning
- Waterproofing system
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a basement conversion in Kelso?
Whether you need planning permission depends on your house and its location in Scotland. In Scotland converting an existing cellar may not need planning permission, but a building warrant is needed, and new excavation usually needs planning permission.
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
The work we manage on a basement conversion:
- Waterproofing design (tanking or cavity drain membrane)
- Electrics, heating and plastering
- Building control sign-off
- Structural and ground survey
- Written agreement with neighbours on shared walls
- Lightwells and windows
How long does it take?
The build itself usually takes 8 to 16 weeks for a cellar conversion; longer for new excavation. Before that, surveys, drawings and approvals usually take 3 to 5 months, longer if the council asks for changes.
Building in Kelso
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
Projects in Kelso (TD5) are surveyed in person before we quote, so the price reflects your actual property.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about basement conversions in Kelso
How do you keep a basement dry?
With a waterproofing system designed to BS 8102, typically a cavity drain membrane with a sump pump, or a tanking system.
How much does a basement conversion cost in Kelso?
In Kelso, a basement conversion typically costs £1,850–£3,100 per m² for converting an existing cellar, including VAT at 20% (standard rate). A typical 30 m² project comes to roughly £55,500–£93,000. Your fixed price depends on the survey and drawings.
Do I need planning permission for a basement conversion in Kelso?
In Scotland converting an existing cellar may not need planning permission, but a building warrant is needed, and new excavation usually needs planning permission.
How long does it take?
A cellar conversion takes around 8 to 16 weeks; new basements take longer.
Do you build basement conversions in Kelso?
Yes. We build basement conversions across Kelso, including postcodes TD5. Every project starts with a free home visit.
Is new excavation worth it?
It can be in high-value areas, but costs are high. We give a feasibility view before design starts.