Turning your ideas into reality.
Each project is as unique as the vision of the ambitious clients who undertake them. At 125Architects, we offer a full range of architectural services - from feasibility studies and viability assessments to design, statutory approvals and contract administration during construction - ensuring that every idea is carefully guided from concept to completion.
Our Services.
At 125Architects, we provide a complete range of architectural services for homeowners, developers and property owners across Scotland. Our work blends strong design expertise with deep technical understanding, ensuring every project is delivered with clarity, care and commercial awareness.
Our team bring extensive experience across Homes, Heritage & Conservation and Development projects. We combine creative, contemporary design with specialist knowledge of planning, building regulations and the administration of recognised construction contracts. As RIAS Conservation Accredited architects, we are qualified to repair, conserve, adapt and reuse historic and listed buildings with sensitivity and precision.
Whether you are creating a new home, extending an existing property or developing land, we guide your project from early concept to completion.
Vision & Viability.
Every successful project begins with a clear, achievable vision. Whether you are planning a new-build home, a house extension or a development opportunity as part of your business, we help you understand what is possible from the outset.
We work with you to refine your brief, assess the site or property, outline the approvals required and identify the risks and opportunities. We will also help you establish a realistic budget, understand timelines and map out the full architectural process so you know what to expect at every stage. This early clarity is essential in shaping a project that is both inspiring and deliverable.
Design.
Once your brief is agreed, we coordinate the necessary surveys and begin developing design proposals tailored to your goals. We explore different design options, helping you evaluate layout, style, form and functionality so that informed decisions can be made with confidence.
We manage planning applications, listed building consents and building warrant submissions and we coordinate any additional consultants required—such as engineers, surveyors, energy assessors or landscape specialists. When the design phase concludes, we prepare detailed technical information and arrange competitive tenders so you can appoint the right contractor under an industry recognised standard form of building contract.
Build.
With a contractor appointed, construction can begin. This is an exciting stage, but it can also feel complex and fast-moving. Turning your ideas into reality has moved beyond planning and design discussions. We stay involved throughout to protect your interests and ensure the works are delivered correctly and in accordance with the contract.
We provide ongoing architectural support on site, resolve technical queries, review workmanship, manage variations and assess costs. We act impartially in administering the building contract, giving you confidence and continuity from start to finish. Towards the end of the build, we assist with completion certificates, handover documentation and the defects period to ensure the project is properly closed out.
Design is an investment.
Good design enhances value—financial, environmental and experiential. A thoughtfully designed home improves day-to-day living. A well-considered commercial or residential development maximises return and elevates its setting. At 125Architects, every project receives the same level of care, creativity and attention to detail, ensuring the final result delivers long-lasting quality and meets the aspirations of your brief.
Expertise.
We combine creativity, technical expertise, and a deep understanding of heritage contexts to deliver projects that range from bespoke homes and interiors to historic building conservation and commercial development.
Homes.
Energy Efficient Homes
Listed Homes and Estates
Homes in Conservation Areas
Bespoke Homes in Sensitive Landscapes
Conversion & Refurbishment
Interior Design
Planning & Listed Building Consent Applications
Building Warrant Applications & Construction Information
Heritage & Conservation.
Fabric Condition Survey & Repair
Places of Worship & Ecclesiastical Property
Listed Buildings & Conservation Areas
Conservation Statement
Conservation Management Plan
Adaptive Reuse
Historic Estates
Development.
Feasibility & Options Appraisal
Land Appraisal & Development Strategy
Housing Development
Masterplanning
Development in Conservation Areas
Historic Estate Development
Workspace
Space Planning & Interior Design
Fit Out
Change of Use
If we can be of assistance with your project, please get in touch.
We combine a deep understanding of how people inhabit space with a careful study of your brief, site and its history, shaping designs that respond thoughtfully to people, place and purpose.
Appointing your architect.
125Architects use industry recognised standard forms of appointment for all projects with the specific appointment chosen to relate to the size of your project.
Appointments for large domestic projects and all commercial work use the RIAS Scottish Conditions of Appointment of an Architect SCA/2018.
Appointments for domestic projects or smaller non-domestic work use the RIAS Scottish Conditions of Appointment of an Architect Small Project Version ASP/2018.
We will discuss these agreements with you to ensure the services being provided meet with your requirements and you know what to expect at each stage of the process.
Find independently prepared guidance from the RIAS and RIBA, for clients considering appointing an architect for their project by clicking on the images above.
Customer feedback.
Private Client, Edinburgh
We worked with Andrew with the aim of extending a Bungalow we had just purchased and also moving to the upstairs to add in a dormer and extra rooms.
We met with three different Architects initially and from the off felt most comfortable with Andrew and his team. They totally understood what we were trying to do and asked the pertinent questions to tease out a bit more detail.
I'll never forget the day that my wife and I went to visit their office to see the mock up designs and were totally wowed and lost for words as to how perfectly they brought a rough outline vision in our heads to life on paper.
The team were a joy to work with and a great partnership to get us to the building warrant and planning sign off. When they needed to provide some push back to us it was always completed in a very professional and collaborative manner and always aimed to keep the budget at the forefront of our minds.
If we ever need any more design work completed again we wouldn't hesitate to go back.
Private Client, Linlithgow
Andrew and his team completed a fantastic extension to our Victorian home last year.
They were superb to work with; creative, responsive, and listened carefully to our hopes for the design.
They sourced specialists where required and coordinated the project on our behalf - it made for a painless process.
We are delighted with the outcome and quality of the build - we'd be very happy to recommend their work.
Private Client, Linlithgow Bridge
We chose Andrew as our architect for the extension to our home. Now that the work is completed we wouldn't have done it any differently.
Andrew understood our brief and throughout he listened as our ideas evolved and interacted with us as a true professional to produce the plans that have now been realised to our great satisfaction. He guided us through each stage of the process; there were never any surprises because of his thorough approach. The build progressed smoothly; the builder and architect working together each to very high standards.
We are delighted with the service we received form Andrew and his colleagues - they worked as a team.
We have no hesitation in giving them "five stars" for excellent service.