What is a garden annexe?
A garden annexe is a single-storey building in the garden with its own living space, bathroom and often a kitchenette, used by relatives, older children or guests. Unlike a garden room, it is built as habitable accommodation with foundations, insulation and services.
How much does a garden annexe cost in Dukinfield?
In Dukinfield, a garden annexe typically costs £1,700–£2,650 per m² of floor area, including VAT at 20% (standard rate). For a typical 35 m² project that is roughly £59,500–£93,000. Building costs in the North West run about 6% below the UK average, and the figures for Dukinfield are adjusted to reflect that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (24 m²) | £41,000–£63,500 |
| Typical project (35 m²) | £59,500–£93,000 |
| Larger project (49 m²) | £83,500–£130,000 |
| Rate per m² | £1,700–£2,650 |
Your quote will depend mainly on:
- Size and layout
- Heating type
- Kitchen and bathroom
- Access for materials
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a garden annexe in Dukinfield?
The approval route for Dukinfield is set by planning law in England. In England an annexe used as living accommodation usually needs planning permission. Outbuildings built under permitted development must be incidental to the house, such as a gym or office, not a bedroom.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
Handled as part of most garden annexes:
- Insulated walls and roof
- Glazed doors and windows
- Electrics and heating
- External cladding or brickwork
- Foundations and drainage connections
- Building control sign-off
How long does it take?
Expect 10 to 16 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Dukinfield
Terraced streets across the North West often suit rear dormers and single-storey kitchen extensions.
Our Dukinfield coverage includes postcode districts SK16, and we also work in nearby places such as Ashton-under-Lyne, Stalybridge and Hyde.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about garden annexes in Dukinfield
Does a garden annexe need planning permission?
Usually yes if it is used as living accommodation. Outbuildings under permitted development must be incidental to the house, such as a gym or office, not bedrooms.
How long does it take?
Typically 10 to 16 weeks on site.
Do you build garden annexes in Dukinfield?
Yes. We build garden annexes across Dukinfield, including postcodes SK16. Every project starts with a free home visit.
How much does a garden annexe cost in Dukinfield?
In Dukinfield, a garden annexe typically costs £1,700–£2,650 per m² of floor area, including VAT at 20% (standard rate). A typical 35 m² project comes to roughly £59,500–£93,000. Your fixed price depends on the survey and drawings.
Will council tax apply?
Annexes can be banded separately, though discounts or exemptions apply in some cases when occupied by family. Check with your council.