Extensions over a garage for homes in Gorseinon
From the first sketch to final sign-off, we plan and build over-garage extensions in Gorseinon and the surrounding West Glamorgan area.
- Guide price in GorseinonFrom £22,000 inc VAT
- PlanningAn application to the council is needed
- Build time12–18 weeks on site
- Postcode districtsSA4
Over-garage extension prices in Gorseinon
These guide figures apply our Wales adjustment (×0.93) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Gorseinon: £1,670 to £3,160 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £22,000 – £27,500 | £23,000 – £30,500 | £30,000 – £38,000 |
| Over a large single garage 16 m² | £26,500 – £33,000 | £31,000 – £40,500 | £40,000 – £51,000 |
| Over a double garage 24 m² | £40,000 – £49,500 | £46,500 – £60,500 | £60,000 – £76,000 |
Try the guide-price tool to see a range for your own size and finish.
Extensions in and around Gorseinon
Site visits are available across Gorseinon (SA4). Neighbouring towns we cover include Swansea (5 miles), Clydach (6 miles), Briton Ferry (10 miles), Neath (10 miles).
Llanelli, in Dyfed, is roughly 5 miles from Gorseinon and also on our list. Welsh housing ranges from stone terraces in the valleys to render-and-slate houses and modern estates, and the Welsh planning rules differ from England's in several places.
Who an over-garage extension suits
- Families needing a bedroom without losing garden
- Detached and link-detached houses with an attached garage
- Homes where the landing can connect to the new room
Fitting the new room to the existing landing is the planning puzzle inside the house. We design the connection first, then the roof, so the extension does not end up with awkward steps or a corridor through a bedroom.
Will the council need to approve it?
In Wales a two-storey side extension must be at least 10.5 m from the side boundary to be permitted development, which few houses can meet, so a planning application to the council is the usual route for a room over a garage.
In a conservation area, national park, National Landscape or World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
Building regulations approval is separate from planning. Wales has its own building regulations and approved documents; the council or a registered building control approver checks the plans, inspects the work and issues a completion certificate.
The Party Wall etc. Act 1996 applies in Wales as in England: notice must be served before work to a shared wall, building on the boundary, or excavating close to a neighbour's foundations.
Applications are decided by the local planning authority (your county or county borough council, or the national park authority).
From first visit to completion
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Gorseinon
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Gorseinon, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How long does an over-garage extension take to build in Gorseinon?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Who do I contract with for an over-garage extension in Gorseinon?
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.
How much does a room over a garage cost?
Our guide range is about £1,670 to £3,160 per m² including VAT. A single-garage room of about 12 m² usually costs £23,000 to £30,500 at standard spec, more if the garage needs rebuilding.
Can I keep using the garage during the build?
Usually not for parking. The garage roof is removed and the space below is used for access and props for part of the build.
Book a free site visit in Gorseinon
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.