Annexe extensions across Kingswood
From the first sketch to final sign-off, we plan and build annexe extensions in Kingswood and the surrounding Gloucestershire area.
- Guide price in KingswoodFrom £56,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsBS15, BS16, BS30
What is included
- Planning application describing ancillary use
- Separate or shared heating and hot water
- Kitchenette, shower room and bedroom finish
- Design for accessibility: level thresholds, wider doors, walk-in shower
- Fire separation and alarms to building regulations
Accessibility is cheaper to design in than to retrofit. Level access, a 900 mm door width, a level-access shower and space to turn a wheelchair can all be planned into the footprint for little extra cost.
Annexe extension prices in Kingswood
Labour and material costs vary across the UK, so for Kingswood we use our South West England factor (×1.02). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Kingswood: £2,040 to £3,880 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £56,000 – £70,500 | £61,000 – £76,500 | £76,500 – £97,000 |
| One-bedroom annexe 35 m² | £71,000 – £89,500 | £85,500 – £107,500 | £107,000 – £136,000 |
| Larger annexe 45 m² | £91,500 – £115,000 | £110,000 – £138,000 | £137,500 – £174,500 |
Try the guide-price tool to see a range for your own size and finish.
Extensions in and around Kingswood
Postcode districts we cover around Kingswood include BS15, BS16, BS30. Nearby, we also take on projects in Mangotsfield (2 miles), Yate (7 miles), Thornbury (10 miles), Dursley (18 miles).
Just over the Somerset border, Keynsham is about 3 miles away. South West homes range from terraced streets in the cities to stone cottages and bungalows in the countryside, and conservation areas are common in historic centres.
Planning rules that apply in Kingswood
In England an annexe that stays part of the household and connects to the house is assessed as an extension, but its size usually takes it beyond permitted development, so a householder application describing the ancillary use is the normal route.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Applications are decided by the local planning authority (your district, borough or unitary council).
What happens next
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Common questions in Kingswood
Who do I contract with for an annexe extension in Kingswood?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Do you cover all of Kingswood?
Yes. We cover Kingswood and the surrounding parts of Gloucestershire. Site visits are free and there is no obligation.
Will my neighbours in Kingswood be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Does an annexe extension need planning permission?
Usually yes, because of its size and the way it will be used. Councils check that it stays ancillary to the main house, so the application must describe the use clearly.
How much does an annexe extension cost?
Our guide range is about £2,040 to £3,880 per m² including VAT. A one-bedroom annexe of about 35 m² is typically £85,500 to £107,500 at standard spec in Kingswood.
Book a free site visit in Kingswood
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.