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 Kelso?
In Kelso, 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 Kelso 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 |
What moves the price most:
- Cladding and finishes
- Drainage connection distance
- Kitchen and bathroom
- Size and layout
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 Kelso?
Before anything is built in Kelso, we confirm which approvals apply 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
What we take care of:
- Foundations and drainage connections
- External cladding or brickwork
- Building control sign-off
- Kitchenette and shower room
- Glazed doors and windows
- Insulated walls and roof
How long does it take?
Build time is typically 10 to 16 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Kelso
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 Kelso and neighbouring areas such as Galashiels, Selkirk and Hawick. Postcodes we cover in Kelso include TD5.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 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 Kelso
Who approves a garden annexe in Kelso?
Planning matters in Kelso go to the council covering your address, and the work needs a building warrant. We prepare and submit the applications for you.
Do I need planning permission for a garden annexe in Kelso?
In Scotland an annexe with living accommodation needs planning permission and a building warrant.
Can an annexe be rented out?
Not without further planning permission, as that would make it a separate dwelling.
How much does a garden annexe cost in Kelso?
In Kelso, 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 it take?
Typically 10 to 16 weeks on site.