Bespoke Garden Annexes for Independent Living
Our fully fitted one-bedroom garden annexes start from £85,000, with two-bedroom designs starting from £130,000. Every project is bespoke, so the final cost will depend on the size, layout, specification and site requirements. Following a free site survey, we provide a clear, fixed-price quotation so you know exactly what’s included from the outset. See our granny annexe process for each stage of your project.
Our prices are for a completed, installed annexe – not simply the building.
One of the first questions families ask us is, how much does a garden annexe cost?
As a guide, a fully installed, self-contained garden annexe starts from £85,000, with most one-bedroom projects costing between £85,000 and £120,000. The final garden annexe cost will depend on its size, layout, specification and site requirements.
Unlike basic advertised prices, our quotations cover the complete project, from foundations and utility connections through to the fitted kitchen, bathroom and final installation.
This page gives you a clear picture of what to expect, what’s included, and what can affect the final cost — so there are no surprises along the way.
All prices are fully installed and turnkey, including groundworks, utility connections, fully fitted kitchen and bathroom, and the internal fit-out. Get a fixed-price quote for your project.
When comparing granny annexe costs or garden annexe prices, it’s important to understand exactly what’s included. A lower advertised price doesn’t always reflect the final cost once groundworks, delivery, utility connections and other essential work have been added.
That’s why we provide a fixed-price garden annexe quote tailored to your project. Following your free site survey, we’ll assess your requirements, discuss your preferred layout and finishes, and provide a clear quotation covering everything agreed from the outset.
Whether you’re planning a granny annexe for a family member or a self-contained space for independent living, you can budget with confidence. Our transparent pricing means no hidden extras or unexpected costs.
Every Green Room annexe is priced on a full turnkey basis. Your fixed-price quotation clearly sets out everything included in your project, with no provisional sums or hidden extras.
Your fixed price includes:
The only items not typically included are internal painting and decorating, furniture, soft furnishings and any landscaping you choose to carry out around the finished annexe.
The planning route will depend on the design, dimensions, proposed use and individual site circumstances. Read our granny annexe planning guide for more information.
Explore our granny annexe designs and specifications to see the layouts, construction and options available.
Comparing granny annexe quotes can be a headache. Read our guide to learn how to compare quotes on a like-for-like basis and avoid hidden costs. Then let us shoulder the worries with a clear, fixed-price quotation and a fully managed turnkey service.
Our pricing is transparent, but no two projects are identical. Here are the factors that can move your quote up or down:
The larger the annexe and the more rooms it includes, the higher the cost. A studio for one person costs less than a two-bedroom annexe for a couple.
Our standard specification is high quality as supplied. If you’d like to upgrade specific elements — higher-end kitchen units, underfloor heating, particular cladding or window styles — we’ll price these options clearly for you.
Most gardens are straightforward. However, steeply sloped ground, poor soil conditions, or difficult access (narrow side gates, restricted parking) can add to groundwork costs. We identify these during your free site survey and include any additional groundwork in your fixed-price quote – so you know the full cost before you commit.
The further your annexe sits from the main house, the longer the utility connections need to be. We include this in your quote based on the actual survey.
Projects in certain regions may attract slightly higher installation costs due to travel. As a Northamptonshire-based team, projects across the East Midlands and surrounding counties are our most cost-efficient to deliver.
VAT treatment can vary depending on the design, size, construction and classification of your garden annexe. Some residential garden lodges and granny annexes may qualify for zero-rated VAT where they meet HMRC’s requirements for qualifying residential caravans. However, meeting the Caravan Act requirements does not automatically mean that the entire project qualifies for zero-rating, and different elements may receive different VAT treatment.
We assess the VAT position for each project individually and clearly show any applicable VAT in your quotation. Our prices are therefore quoted including VAT where applicable, so you know the overall cost from the outset.
Every project begins with a free, no-obligation site survey, allowing us to assess access, ground conditions and the location of utility connections while discussing your ideas and requirements. From there, we create a bespoke design and help you choose the layout, specification and finishes that suit your needs and budget. Once we have considered the foundations, groundworks, utility connections and all other essential elements of the build, we provide a clear, fixed-price quotation. This means you know exactly what your garden annexe will cost and what is included before you decide to proceed.
Our payment structure is straightforward:
– Initial payment for your Lawful Development application. This is deducted from your quoted price
– Once permission is granted a deposit to manufacture your annexe
– Stage payments at key milestones during the project
– Final balance on completion and sign-off
We’ll walk you through the payment schedule as part of your quotation – there are no surprises.
Our fully fitted one-bedroom granny annexes start from £85,000, while two-bedroom granny annexes start from £130,000, including VAT where applicable.
The final cost depends on the size, layout, specification and site requirements. Following your free site survey, we’ll provide a clear, fixed-price quotation for your chosen design.
See our garden annexe cost guide for a detailed breakdown of prices and what’s included.
Our one-bedroom garden annexes start from £85,000, with the final price depending on the size, layout, specification and site requirements. The price includes the essential elements of your project, including foundations, utility connections, a fitted kitchen and bathroom, heating, electrics and installation.
Following your free site survey, we’ll provide a clear, fixed-price quotation tailored to your project, so you know exactly what is included. See our garden annexe prices and what’s included.
Our two-bedroom garden annexes start from £130,000, with the final price depending on the size, layout, specification and site requirements. The price includes the essential elements of your project, including foundations, utility connections, a fitted kitchen and bathroom, heating, electrics and installation.
Following your free site survey, we’ll provide a clear, fixed-price quotation tailored to your project, so you know exactly what is included. See our garden annexe prices and what’s included.
Yes. Our garden annexe prices include foundations and utility connections as agreed for your project. During your free site survey, we assess the ground conditions, the location of existing services and the distance from the main house.
We then include the required groundworks and utility connections within your fixed-price quotation, so you know what is included and can avoid unexpected extras later.
Several factors can increase the cost of a garden annexe, including its size, specification and site conditions. For example, a greater distance from the main house may require more trenching and longer utility connections, while some properties may need a pump station for drainage.
Other choices, such as a pitched roof, larger kitchen, built-in wardrobes or upgraded finishes, can also affect the price. We assess these requirements during your free site survey and include all agreed costs in your fixed-price quotation, so you know what you’ll pay before work begins.
Yes. We offer free, no-obligation site surveys and quotations for granny annexes within approximately a 120-mile radius of our Corby, Northamptonshire base, covering a wide area of England.
If you’re unsure whether we cover your location, simply get in touch and we’ll be happy to confirm.
A garden annexe can be a cost-effective alternative to a house extension, particularly if you need fully self-contained living space with its own kitchen and bathroom. Because the annexe is built separately from your home, there is usually less disruption, and the on-site installation can also be quicker.
However, the final cost depends on the size, specification, site conditions and work required. When comparing your options, it is important to look at the total project cost and what is included, rather than the starting price alone.
Our team of down-to-earth experts genuinely care about great garden spaces and excellent customer service. Whether you’re just starting to explore your options or ready to move forward with your project, we’re here to help.