What is a small housing development?
A small housing development is a scheme of a few new homes, typically two to nine, on a single site. We work with landowners, small developers and investors to build schemes that already have planning permission, or help take a site through planning first.
How much does a small housing development cost in Bonnyrigg?
In Bonnyrigg, a small housing development typically costs £1,750–£2,600 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). For a typical 400 m² project that is roughly £700,000–£1,040,000. Building costs in Scotland are close to the UK average, so the figures for Bonnyrigg are close to our national guide. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (280 m²) | £490,000–£728,000 |
| Typical project (400 m²) | £700,000–£1,040,000 |
| Larger project (560 m²) | £980,000–£1,456,000 |
| Rate per m² | £1,750–£2,600 |
The main things that change the cost:
- Planning conditions and obligations
- Specification
- Roads, sewers and adoption agreements
- Number and size of homes
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a small housing development in Bonnyrigg?
Approvals for a small housing development in Bonnyrigg follow the rules for Scotland. In Scotland small schemes need planning permission, building warrants for each home and, where new roads are built, roads construction consent.
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.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
The work we manage on a small housing development:
- Handover packs for each home
- Design development and discharge of conditions
- House construction to building regulations
- Pre-construction cost plan
- External works and landscaping
- Utility connections
How long does it take?
Expect 12 to 24 months depending on scheme size. Before that, surveys, drawings and approvals usually take 6 to 12 months, longer if the council asks for changes.
Building in Bonnyrigg
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Projects in Bonnyrigg (EH19) are surveyed in person before we quote, so the price reflects your actual property.
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 handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about small housing developments in Bonnyrigg
Can you help with planning?
Yes. We coordinate the architect or designer and, where needed, a planning consultant.
How long does a small housing development take in Bonnyrigg?
Typically 12 to 24 months depending on scheme size. Design and approvals beforehand usually take 6 to 12 months.
Do you work with landowners?
Yes. If you own land, with or without planning permission, we can discuss building on it with you.
How much does a small housing development cost in Bonnyrigg?
In Bonnyrigg, a small housing development typically costs £1,750–£2,600 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). A typical 400 m² project comes to roughly £700,000–£1,040,000. Your fixed price depends on the survey and drawings.
Is VAT charged on new homes?
Construction of qualifying new dwellings is normally zero-rated for VAT.
Do I need planning permission for a small housing development in Bonnyrigg?
In Scotland small schemes need planning permission, building warrants for each home and, where new roads are built, roads construction consent.