What is a garden annexe?
A garden annexe is a single-storey building in the garden with its own living space, bathroom and often a kitchenette, used by relatives, older children or guests. Unlike a garden room, it is built as habitable accommodation with foundations, insulation and services.
How much does a garden annexe cost in Broxburn?
In Broxburn, a garden annexe typically costs £1,750–£2,700 per m² of floor area, including VAT at 20% (standard rate). For a typical 35 m² project that is roughly £61,000–£94,500. Prices in Scotland sit near the national average for this kind of work, and the range for Broxburn reflects that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (24 m²) | £42,000–£65,000 |
| Typical project (35 m²) | £61,000–£94,500 |
| Larger project (49 m²) | £86,000–£132,500 |
| Rate per m² | £1,750–£2,700 |
The main things that change the cost:
- Heating type
- Access for materials
- Cladding and finishes
- Drainage connection distance
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 garden annexe in Broxburn?
Here is how the rules work for a garden annexe in Scotland. In Scotland an annexe with living accommodation needs planning permission and a building warrant.
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
On a typical garden annexe we handle:
- Insulated walls and roof
- External cladding or brickwork
- Planning drawings and application
- Glazed doors and windows
- Kitchenette and shower room
- Building control sign-off
How long does it take?
The build itself usually takes 10 to 16 weeks on site. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Broxburn
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.
Broxburn sits in the Lothians, about 3 miles north-east of Livingston. We cover the whole of Broxburn, including postcodes EH52.
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
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about garden annexes in Broxburn
Can an annexe be rented out?
Not without further planning permission, as that would make it a separate dwelling.
Will council tax apply?
Annexes can be banded separately, though discounts or exemptions apply in some cases when occupied by family. Check with your council.
Do you build garden annexes in Broxburn?
Yes. We build garden annexes across Broxburn, including postcodes EH52. Every project starts with a free home visit.
Can it be accessible?
Yes. Level access, wider doors and a wet room can be designed in.
Do I need planning permission for a garden annexe in Broxburn?
In Scotland an annexe with living accommodation needs planning permission and a building warrant.
How much does a garden annexe cost in Broxburn?
In Broxburn, a garden annexe typically costs £1,750–£2,700 per m² of floor area, including VAT at 20% (standard rate). A typical 35 m² project comes to roughly £61,000–£94,500. Your fixed price depends on the survey and drawings.