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 Holyhead?
In Holyhead, a garden annexe typically costs £1,650–£2,600 per m² of floor area, including VAT at 20% (standard rate). For a typical 35 m² project that is roughly £58,000–£91,000. The guide for Holyhead reflects typical costs in Wales, roughly 8% below the UK-wide figure. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (24 m²) | £39,500–£62,500 |
| Typical project (35 m²) | £58,000–£91,000 |
| Larger project (49 m²) | £81,000–£127,500 |
| Rate per m² | £1,650–£2,600 |
What moves the price most:
- Drainage connection distance
- Cladding and finishes
- Heating type
- Kitchen and bathroom
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a garden annexe in Holyhead?
Before anything is built in Holyhead, we confirm which approvals apply in Wales. In Wales an annexe with sleeping accommodation usually needs planning permission; outbuildings under permitted development must be incidental to the house.
Building regulations in Wales are set by the Welsh Government. Approval comes from the council’s building control service or a registered building control approver, with inspections during the work and a completion certificate 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
From survey to sign-off, the job normally involves:
- Foundations and drainage connections
- Electrics and heating
- Building control sign-off
- Insulated walls and roof
- Planning drawings and application
- Glazed doors and windows
How long does it take?
Allow 10 to 16 weeks on site. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Holyhead
Wales has many terraced valley streets, stone cottages and post-war estates, so extension designs are shaped by slopes, materials and local character.
If your home is in Holyhead or close by in Caernarfon, Bangor and Llandudno, a free home visit is the first step.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 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 Holyhead
Do you build garden annexes in Holyhead?
Yes. We build garden annexes across Holyhead, including postcodes LL65. Every project starts with a free home visit.
Do I need planning permission for a garden annexe in Holyhead?
In Wales an annexe with sleeping accommodation usually needs planning permission; outbuildings under permitted development must be incidental to the house.
How long does it take?
Typically 10 to 16 weeks on site.
How much does a garden annexe cost in Holyhead?
In Holyhead, a garden annexe typically costs £1,650–£2,600 per m² of floor area, including VAT at 20% (standard rate). A typical 35 m² project comes to roughly £58,000–£91,000. Your fixed price depends on the survey and drawings.
Can an annexe be rented out?
Not without further planning permission, as that would make it a separate dwelling.
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.