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 the Scottish Borders?
In the Scottish Borders, 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. Prices in Scotland sit near the national average for this kind of work, and the range for the Scottish Borders reflects that. 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 biggest cost drivers are:
- Specification
- Ground conditions
- Site access and phasing
- Planning conditions and obligations
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 the Scottish Borders?
Before anything is built in the Scottish Borders, we confirm which approvals apply in 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.
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 small housing developments:
- Utility connections
- House construction to building regulations
- Design development and discharge of conditions
- Groundworks, roads and drainage
- Pre-construction cost plan
- Handover packs for each home
How long does it take?
The build itself usually takes 12 to 24 months depending on scheme size. Design and approvals come first and typically take 6 to 12 months, depending on the approval route.
Building in the Scottish Borders
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Towns we cover in the Scottish Borders include Hawick, Galashiels, Peebles, Kelso and Selkirk.
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
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about small housing developments in the Scottish Borders
Is VAT charged on new homes?
Construction of qualifying new dwellings is normally zero-rated for VAT.
Do you work with landowners?
Yes. If you own land, with or without planning permission, we can discuss building on it with you.
How long does a small housing development take in the Scottish Borders?
Typically 12 to 24 months depending on scheme size. Design and approvals beforehand usually take 6 to 12 months.
How much does a small housing development cost in the Scottish Borders?
In the Scottish Borders, 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.
Can you help with planning?
Yes. We coordinate the architect or designer and, where needed, a planning consultant.
Do I need planning permission for a small housing development in the Scottish Borders?
In Scotland small schemes need planning permission, building warrants for each home and, where new roads are built, roads construction consent.