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Granny Flat Prices United Kingdom
Prices include VAT. Garden annexes typically require planning permission unless they qualify as permitted development. Build times vary from 8–16 weeks depending on size and complexity.
Granny Flat Prices by Type — United Kingdom
Prices include VAT. Garden annexes typically require planning permission unless they qualify as permitted development. Build times vary from 8–16 weeks depending on size and complexity.
| Service | Unit | From | Average | Up to |
|---|---|---|---|---|
| 🏠1-Bedroom Garden Annexe (40m²) Complete 1-bedroom annexe with kitchen, bathroom, and living area | /job | £56,000 | £77,000 | £98,000 |
| 🏡2-Bedroom Garden Annexe (60m²) Full 2-bedroom annexe with kitchen, bathroom, and living area | /job | £84,000 | £112,000 | £140,000 |
| 🛖Studio Garden Room (25m²) Compact open-plan studio with kitchenette and ensuite | /job | £38,500 | £50,000 | £63,000 |
| 📦Kit/Prefab Annexe (1-bed) Factory-built modular 1-bedroom annexe delivered and assembled | /job | £35,000 | £50,000 | £66,500 |
| ✏️Custom-Designed Annexe Architect-designed bespoke annexe with premium finishes | /job | £105,000 | £150,000 | £196,000 |
| 🚗Annexe with Garage Garden annexe with integrated or attached single garage | /job | £98,000 | £136,000 | £175,000 |
| ♿Disability-Accessible Annexe Fully accessible annexe with level-access shower, wider doors, and ramp | /job | £70,000 | £98,000 | £126,000 |
| 📋Planning Permission & Building Regs Planning application, building regulations, and party wall notices | /job | £3,500 | £7,000 | £10,500 |
| 🏗️Site Preparation & Foundation Site clearing, groundworks, and foundation construction | /job | £10,500 | £17,500 | £24,500 |
| 🔨Annexe Renovation/Extension Renovate or extend an existing annexe with updated finishes | /job | £28,000 | £49,000 | £70,000 |
| 🚚Modular Garden Annexe Pre-built modular annexe delivered and craned into position | /job | £42,000 | £63,000 | £84,000 |
| 🔌Annexe with Separate Services Annexe with independent utility connections | /job | £91,000 | £122,000 | £154,000 |
Granny Flat Prices by City
Click a city for detailed local pricing and tips
London
England · 9.0M
From £4,500
Manchester
England · 2.8M
From £3,200
Birmingham
England · 2.6M
Pricing available
Leeds
England · 800K
From £3,000
Liverpool
England · 900K
Pricing available
Bristol
England · 470K
From £3,500
Sheffield
England · 580K
Pricing available
Newcastle
England · 300K
Pricing available
Nottingham
England · 330K
Pricing available
Southampton
England · 260K
Pricing available
Brighton
England · 230K
Pricing available
Cambridge
England · 145K
Pricing available
Oxford
England · 155K
Pricing available
Reading
England · 175K
Pricing available
Plymouth
England · 265K
Pricing available
Edinburgh
Scotland · 530K
From £3,800
Glasgow
Scotland · 630K
Pricing available
Aberdeen
Scotland · 230K
Pricing available
Dundee
Scotland · 150K
Pricing available
Cardiff
Wales · 370K
Pricing available
Swansea
Wales · 245K
Pricing available
Belfast
Northern Ireland · 345K
Pricing available
Granny flat costs in United Kingdom range from £3,500 for council approval and planning to £196,000 for a custom-designed build. Prices include VAT. Garden annexes typically require planning permission unless they qualify as permitted development. Build times vary from 8–16 weeks depending on size and complexity.
The most common options in United Kingdom are annexe / garden room / granny annexe. Services include 1-bedroom and 2-bedroom builds, studios, kit/prefab options, custom designs, accessible builds, council approval, site preparation, renovations, transportable units, and builds with separate services.
A standard granny flat in United Kingdom takes 12–20 weeks from slab to handover. Kit/prefab builds can be completed in 8–12 weeks. Custom designs may take 20–30 weeks. Council approval adds 2–24 weeks depending on the pathway.
Yes — all granny flats and secondary dwellings in United Kingdom require some form of building or planning approval. The specific requirements vary by state, territory, or local council. Your builder or certifier will advise on the correct approval pathway for your property.
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