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 Leeds?
In Leeds, 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 Leeds reflects typical costs in Yorkshire and the Humber, roughly 7% 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 |
The main things that change the cost:
- Access for materials
- Drainage connection distance
- Kitchen and bathroom
- Cladding and finishes
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 Leeds?
Whether you need planning permission depends on your house and its location 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.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
From survey to sign-off, the job normally involves:
- Foundations and drainage connections
- External cladding or brickwork
- Kitchenette and shower room
- Glazed doors and windows
- Planning drawings and application
- Insulated walls and roof
How long does it take?
Expect 10 to 16 weeks on site. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Leeds
In Yorkshire, through-terraces and back-to-backs have particular constraints, while semis and detached houses suit larger extensions.
If your home is in Leeds or close by in Morley, Pudsey and Horsforth, 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 pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about garden annexes in Leeds
Who approves a garden annexe in Leeds?
Planning matters in Leeds go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
How long does it take?
Typically 10 to 16 weeks on site.
Can an annexe be rented out?
Not without further planning permission, as that would make it a separate dwelling.
How much does a garden annexe cost in Leeds?
In Leeds, 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.
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.