What is a single-storey extension?
A single-storey extension is a ground-floor addition, usually at the rear of a house, that enlarges a kitchen, living or dining space. Most are built with cavity walls on concrete foundations and finished with a flat roof and roof lantern or a pitched tiled roof.
How much does a single-storey extension cost in Bathgate?
In Bathgate, a single-storey extension typically costs £1,900–£2,800 per m² of floor area, including VAT at 20% (standard rate). For a typical 20 m² project that is roughly £38,000–£56,000. Building costs in Scotland are close to the UK average, so the figures for Bathgate are close to our national guide. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (14 m²) | £26,500–£39,000 |
| Typical project (20 m²) | £38,000–£56,000 |
| Larger project (28 m²) | £53,000–£78,500 |
| Rate per m² | £1,900–£2,800 |
What moves the price most:
- Kitchen, flooring and finishes, which we can include or leave to you
- Ground conditions and foundation depth
- How much of the existing house is opened up
- Glazing: sliding and bifold doors cost more than French doors
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 single-storey extension in Bathgate?
The approval route for Bathgate is set by planning law in Scotland. In Scotland a single-storey extension is often permitted development (Class 1A): where any part is within 1 metre of a boundary, it can project up to 3 metres from the rear wall of a terraced house or 4 metres on other houses, with eaves no higher than 3 metres, an overall height of 4 metres and no more than half the front or rear garden covered. The rights do not apply in conservation areas or to flats, and a building warrant will usually still be 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.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
Handled as part of most single-storey extensions:
- Foundations, drainage and any build-over agreement
- Cavity walls, insulation and roof to current building regulations
- First and second fix electrics, heating and plastering
- Doors, windows and roof glazing installed
- Measured survey and design drawings
- Structural calculations for steels and lintels
How long does it take?
Build time is typically 10 to 14 weeks on site for a typical rear extension, after approvals. Design and approvals come first and typically take 6 to 12 weeks, depending on the approval route.
Building in Bathgate
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 Bathgate and neighbouring areas such as Livingston, Broxburn and Grangemouth. Postcodes we cover in Bathgate include EH48.
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 in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about single-storey extensions in Bathgate
Is VAT charged on an extension?
Yes. Building work on an existing home is standard-rated, so VAT at 20% applies. Our guide prices include it.
Do I need planning permission for a single-storey extension in Bathgate?
In Scotland a single-storey extension is often permitted development (Class 1A): where any part is within 1 metre of a boundary, it can project up to 3 metres from the rear wall of a terraced house or 4 metres on other houses, with eaves no higher than 3 metres, an overall height of 4 metres and no more than half the front or rear garden covered. The rights do not apply in conservation areas or to flats, and a building warrant will usually still be needed before work starts.
What is a build-over agreement?
If a public sewer runs within 3 metres of the extension, the water company normally has to agree to the work before it starts. We check sewer records during design and apply where needed.
Can I stay in the house during the build?
Usually yes. We build the shell before opening up the back wall, so the house stays weathertight for most of the job. There will be a few weeks when the kitchen or back room is out of use.
How much does a single-storey extension cost in Bathgate?
In Bathgate, a single-storey extension typically costs £1,900–£2,800 per m² of floor area, including VAT at 20% (standard rate). A typical 20 m² project comes to roughly £38,000–£56,000. Your fixed price depends on the survey and drawings.
Do you build single-storey extensions in Bathgate?
Yes. We build single-storey extensions across Bathgate, including postcodes EH48. Every project starts with a free home visit.