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 Swinton?
In Swinton, 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. Prices across the North West are typically 6% below the UK average for this kind of work, which is reflected in the range for Swinton. 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 |
The biggest cost drivers are:
- Size and layout
- Drainage connection distance
- Access for materials
- Kitchen and bathroom
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 Swinton?
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.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
The work we manage on a garden annexe:
- Electrics and heating
- Kitchenette and shower room
- Building control sign-off
- Insulated walls and roof
- Foundations and drainage connections
- Planning drawings and application
How long does it take?
The build itself usually takes 10 to 16 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Swinton
Terraced streets across the North West often suit rear dormers and single-storey kitchen extensions.
If your home is in Swinton or close by in Eccles, Walkden and Salford, 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
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about garden annexes in Swinton
Can an annexe be rented out?
Not without further planning permission, as that would make it a separate dwelling.
Can it be accessible?
Yes. Level access, wider doors and a wet room can be designed in.
How much does a garden annexe cost in Swinton?
In Swinton, 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.
Who approves a garden annexe in Swinton?
Planning matters in Swinton go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
Does it need building regulations?
Yes, as it contains sleeping accommodation and services.