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 Omagh?
In Omagh, a garden annexe typically costs £1,550–£2,400 per m² of floor area, including VAT at 20% (standard rate). For a typical 35 m² project that is roughly £54,000–£84,000. We start from a UK-wide guide and adjust it for Northern Ireland, where labour and materials are typically about 14% below average. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (24 m²) | £37,000–£57,500 |
| Typical project (35 m²) | £54,000–£84,000 |
| Larger project (49 m²) | £76,000–£117,500 |
| Rate per m² | £1,550–£2,400 |
What moves the price most:
- Kitchen and bathroom
- Drainage connection distance
- Access for materials
- Heating type
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 Omagh?
Whether you need planning permission depends on your house and its location in Northern Ireland. In Northern Ireland an annexe with living accommodation needs planning permission and building control approval.
In Northern Ireland building control approval comes from the council, usually through a full plans application or a building notice, with inspections during the work and a completion certificate at the end.
We check this for your address before design work starts, so there are no surprises later.
What we handle
Handled as part of most garden annexes:
- Kitchenette and shower room
- Electrics and heating
- External cladding or brickwork
- Planning drawings and application
- Building control sign-off
- Insulated walls and roof
How long does it take?
Expect 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 Omagh
Northern Ireland has many detached and semi-detached homes on generous plots, which suits single-storey rear extensions and garage conversions.
We work across Omagh and neighbouring areas such as Strabane, Enniskillen and Cookstown. Postcodes we cover in Omagh include BT78 and BT79.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 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 Omagh
Can it be accessible?
Yes. Level access, wider doors and a wet room can be designed in.
How long does it take?
Typically 10 to 16 weeks on site.
How much does a garden annexe cost in Omagh?
In Omagh, a garden annexe typically costs £1,550–£2,400 per m² of floor area, including VAT at 20% (standard rate). A typical 35 m² project comes to roughly £54,000–£84,000. 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.
Do I need planning permission for a garden annexe in Omagh?
In Northern Ireland an annexe with living accommodation needs planning permission and building control approval.
Do you build garden annexes in Omagh?
Yes. We build garden annexes across Omagh, including postcodes BT78 and BT79. Every project starts with a free home visit.