What is a side extension?
A side extension builds into the space beside a semi-detached or detached house, often over a driveway or side passage. It can be single-storey, for a utility room, downstairs toilet or study, or two-storey to add a bedroom above.
How much does a side extension cost in Broxburn?
In Broxburn, a side extension typically costs £1,650–£2,550 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £46,000–£71,500. 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 (20 m²) | £33,000–£51,000 |
| Typical project (28 m²) | £46,000–£71,500 |
| Larger project (39 m²) | £64,500–£99,500 |
| Rate per m² | £1,650–£2,550 |
The main things that change the cost:
- Single or two storeys
- Drains, gas meters or soil pipes that need moving
- Roof design and tile matching
- Boundary walls and access for materials
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 side extension in Broxburn?
Before anything is built in Broxburn, we confirm which approvals apply in Scotland. In Scotland single-storey side extensions can be permitted development if they do not come forward of a side wall facing a road and stay within the height and boundary limits. Two-storey side extensions usually need planning permission, and a building warrant is needed before work starts.
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.
We check this for your address before design work starts, so there are no surprises later.
What we handle
From survey to sign-off, the job normally involves:
- Structural calculations
- Electrics, heating and plastering
- Foundations and drainage alterations
- Opening into the existing house
- Survey of the boundary, drains and access
- Walls, roof and windows to match the house
How long does it take?
Build time is typically 10 to 16 weeks on site depending on size and storeys. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Broxburn
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Our Broxburn coverage includes postcode districts EH52, and we also work in nearby places such as Livingston, Bathgate and Dunfermline.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about side extensions in Broxburn
Do I need planning permission for a side extension in Broxburn?
In Scotland single-storey side extensions can be permitted development if they do not come forward of a side wall facing a road and stay within the height and boundary limits. Two-storey side extensions usually need planning permission, and a building warrant is needed before work starts.
Will a two-storey side extension look odd?
Not if it is designed well. Setting it back from the front and keeping the roof lower than the main ridge usually gives a natural look and is what most councils ask for.
Do you build side extensions in Broxburn?
Yes. We build side extensions across Broxburn, including postcodes EH52. Every project starts with a free home visit.
How much does a side extension cost in Broxburn?
In Broxburn, a side extension typically costs £1,650–£2,550 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £46,000–£71,500. Your fixed price depends on the survey and drawings.
Can a side extension go over a drain?
Often yes, with a build-over agreement from the water company or by rerouting the drain. We check this during the survey.
Will I lose my driveway?
A side extension often takes the side drive. We look at whether parking can be kept at the front and whether a dropped kerb is needed.