Extra bedroom and en-suite extensions in Broxburn
Adding an extra bedroom and en-suite extension in Broxburn gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in Scotland.
What we'd confirm first for a project in Broxburn.
- Postcode districts
- EH28 and EH52
- County / area
- Edinburgh and the Lothians, Scotland
- Price region
- Scotland
- Guide price
- £52,500–£71,000 (£1,880–£2,540 per m²), plus £5,500–£11,000 for the en-suite
- Approval route
- Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.
- Nearest towns
- Livingston (2.9 miles), Queensferry (4.8 miles), Linlithgow (5.9 miles)
- Distance to Edinburgh
- about 10.7 miles
- First visit
- Free, no obligation
About an extra bedroom and en-suite extension
An extra bedroom and en-suite extension is a two-storey extension planned around a new double bedroom with its own shower room on the first floor, with a ground-floor room below. It is one of the most effective ways to add space for a growing family. Nationwide's 2025 research linked adding a double bedroom and bathroom to a three-bed, one-bathroom house with value gains of up to 24%.
Around Broxburn we also work in Livingston, Queensferry and Linlithgow, and across the rest of Edinburgh and the Lothians. Postcode districts in and near Broxburn: EH28 and EH52.
What it costs in Broxburn
Using our Scotland rates, an extra bedroom and en-suite extension with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £52,500–£71,000 (plus £5,500–£11,000 for the en-suite), including VAT. Bigger or more glazed designs cost more per m². Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,730–£2,330 per m² | £48,500–£65,500 |
| Standard | £1,880–£2,540 per m² | £52,500–£71,000 |
| Premium | £2,260–£3,050 per m² | £63,000–£85,500 |
Planning and building standards in Broxburn
In Scotland, an extra bedroom on a new first floor makes the extension more than one storey, so Class 1B applies, needing at least 10 m to every boundary. Most plots need a householder application, which costs £371 and is decided within two months. The building warrant then covers the escape window, ventilation and drainage.
Approval in Scotland: Householder planning application: £371. Councils have two months to decide a local planning application.
Building standards: A building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks.
Design points for Broxburn homes
Escape window and fire safety
A new first-floor bedroom needs an escape window with a clear opening of at least 0.33 m², at least 450 mm wide and high, and the bottom no more than 1,100 mm above the floor, unless there is a protected route to the stairs. We design the windows to meet this.
Connecting to the landing
The new bedroom must be reached from the existing landing, usually through a new opening in the outside wall or by taking part of an existing bedroom as a corridor. We look at the stairs and landing first, because a poor connection can waste much of the new space.
How we'd run your project
Measure and listen
A visit to Broxburn to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Design and approvals
We draw the extension and check it against the rules for Scotland, then apply for planning permission or a certificate of lawfulness, whichever fits.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.
Questions about extra bedroom and en-suite extensions in Broxburn
Do I need planning permission for an extra bedroom and en-suite extension in Broxburn?
Broxburn is in Scotland. Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.
Which postcodes do you cover around Broxburn?
We cover Broxburn (EH28 and EH52) and nearby places including Livingston, Queensferry and Linlithgow, plus the rest of Edinburgh and the Lothians. The first site visit is free.
Who handles building standards for a project in Broxburn?
We handle it as part of the project. What's needed in Scotland: a building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.
Does an extra bedroom add value to my house?
It usually does, though not always by the full cost. Nationwide's 2025 research found that adding a double bedroom to a two-bed house was linked to about 13% higher value, and a double bedroom and bathroom on a three-bed, one-bathroom house up to 24%. Local ceiling prices still apply.
How big should a new double bedroom be?
There is no legal minimum size for a bedroom in a house you own, so the test is whether it works. A comfortable double needs room for the bed with space to walk round it, wardrobes and a door that opens freely. We draw furniture on the plans so you can judge the space before anything is built.
Nearby
Other towns near Broxburn:
Other extensions in Broxburn
All two-storey extension services in Broxburn · Extra bedroom and en-suite extensions across Edinburgh and the Lothians
Want a figure first? Try our guide price tool, then book a free visit to firm it up.