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 Galashiels?
In Galashiels, 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. Building costs in Scotland are close to the UK average, so the figures for Galashiels are close to our national guide. 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 |
Your quote will depend mainly on:
- Size and layout
- Access for materials
- Heating type
- Cladding and finishes
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a garden annexe in Galashiels?
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
The work we manage on a garden annexe:
- Electrics and heating
- Planning drawings and application
- Foundations and drainage connections
- Glazed doors and windows
- Kitchenette and shower room
- Insulated walls and roof
How long does it take?
Expect 10 to 16 weeks on site. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Galashiels
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.
Our Galashiels coverage includes postcode districts TD1, and we also work in nearby places such as Selkirk, Hawick and Kelso.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about garden annexes in Galashiels
Can an annexe be rented out?
Not without further planning permission, as that would make it a separate dwelling.
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 Galashiels?
In Scotland an annexe with living accommodation needs planning permission and a building warrant.
How much does a garden annexe cost in Galashiels?
In Galashiels, 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.
Does it need building regulations?
Yes, as it contains sleeping accommodation and services.
How long does a garden annexe take in Galashiels?
Typically 10 to 16 weeks on site. Design and approvals beforehand usually take 3 to 4 months.