Covering Galashiels
Galashiels sits 13 miles north of Hawick, with Selkirk 5 miles to the south and Hawick 13 miles to the south.
Because the Scottish Borders covers a wide area, we confirm availability after the first call and include any travel costs in the written quote rather than adding them later.
Homes in the Scottish Borders
Scottish homes range from city tenements and sandstone terraces to bungalows and modern estates, and the building warrant process shapes the programme for every project.
What is included in a double-storey extension in Galashiels?
A double-storey extension adds new rooms on both the ground and first floor in one build, typically a larger kitchen or living space downstairs and an extra bedroom or bathroom above. Because the roof and foundations are shared, the cost per square metre is usually lower than a single-storey extension.
- Building warrant application and completion certificate
- Foundations, steelwork, brick and block walls, roof
- Joining the new first floor to the existing landing
What is the guide price for a double-storey extension in Galashiels?
Typical ranges for double-storey extensions. Ground conditions, access and specification move the final figure, which we fix in writing before work starts.
| Double-storey extensions | Guide price incl. VAT |
|---|---|
| Standard specification | £2,400 to £2,900 per m² |
| Good specification | £2,900 to £3,400 per m² |
| High specification | £3,400 to £3,850 per m² |
Do you need permission for a double-storey extension in Galashiels?
Scottish projects follow a different process from England: the council issues a building warrant before work starts and accepts a completion certificate at the end, alongside any planning permission needed. We prepare both applications.
Two-storey extensions in Scotland almost always need planning permission, and a building warrant must be granted before work starts.
What should Galashiels homeowners check first?
- Neighbours’ light is assessed using the 45-degree guide many councils use.
- The first-floor link can mean moving a bathroom or reshaping the landing.
What are the steps?
- Send us the details. Give us a postcode, a rough idea of size and some photos, by phone, form or the guide price tool.
- We visit and measure. A surveyor checks the house, the boundaries and the ground, and discusses what is realistic.
- Price and paperwork. The design is priced line by line, and we submit the planning and building control applications.
- We build it. Work follows an agreed programme, with inspections at each stage and a final sign-off.
Your questions answered
How much does a two-storey extension cost?
Typically about £2,400 to £3,850 per square metre of new floor area including VAT. A 40 m² extension across two floors is often around £100,000 to £150,000 depending on specification.
How long does a two-storey extension take?
Around 14 to 24 weeks on site, plus the planning period before that.
Do you work in Galashiels?
Yes. Galashiels is within our coverage for double-storey extensions, along with nearby Selkirk and Hawick.
Other towns nearby
- Double-storey extensions in Selkirk
- Double-storey extensions in Hawick
- Double-storey extensions in Kelso
- Double-storey extensions in Peebles
Learn more about double-storey extensions, or see every project we cover in Galashiels.