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 Selkirk?
In Selkirk, 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. Prices in Scotland sit near the national average for this kind of work, and the range for Selkirk reflects that. 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 |
Your quote will depend mainly on:
- Agreements with neighbours on shared walls
- Ground water and access
- Lightwells
- Existing cellar or new excavation
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Do you need planning permission for a basement conversion in Selkirk?
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.
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
On a typical basement conversion we handle:
- Lightwells and windows
- Written agreement with neighbours on shared walls
- Structural and ground survey
- Insulation, ventilation and drainage pumps
- Waterproofing design (tanking or cavity drain membrane)
- Electrics, heating and plastering
How long does it take?
Build time is typically 8 to 16 weeks for a cellar conversion; longer for new excavation. Design and approvals come first and typically take 3 to 5 months, depending on the approval route.
Building in Selkirk
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
We work across Selkirk and neighbouring areas such as Galashiels, Hawick and Peebles. Postcodes we cover in Selkirk include TD7.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about basement conversions in Selkirk
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.
Do I need planning permission for a basement conversion in Selkirk?
In Scotland converting an existing cellar may not need planning permission, but a building warrant is needed, and new excavation usually needs planning permission.
Is new excavation worth it?
It can be in high-value areas, but costs are high. We give a feasibility view before design starts.
Who approves a basement conversion in Selkirk?
Planning matters in Selkirk go to the council covering your address, and the work needs a building warrant. We prepare and submit the applications for you.
How much does a basement conversion cost in Selkirk?
In Selkirk, 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.
How long does it take?
A cellar conversion takes around 8 to 16 weeks; new basements take longer.