Extensions over a garage in Gwynedd
Planning an over-garage extension in Gwynedd? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide priceFrom £22,000 inc VAT
- PlanningAn application to the council is needed
- Towns covered4
- Site visitFree, no obligation
Towns in Gwynedd
Covering Gwynedd
Towns we cover in Gwynedd include Bangor, Gwynedd, Caernarfon, Holyhead, Llangefni. 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.
What should I budget for an over-garage extension in Gwynedd?
Labour and material costs vary across the UK, so for Gwynedd we use our Wales factor (×0.93). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Gwynedd: £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.
Planning rules that apply in Gwynedd
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.
Homes in conservation areas, national parks, National Landscapes (AONBs) and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
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).
Included in a typical project
- Insulation, electrics, heating and finish
- Opening into the existing first floor
- New floor structure, walls and roof
- Structural survey of garage walls and foundations
- Design and householder planning application
How the project works
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Over-garage extension questions answered
Who do I contract with for an over-garage extension in Gwynedd?
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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Gwynedd, 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 Gwynedd?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
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.
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.
Book a free site visit in Gwynedd
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.