Leeds over-garage extensions, designed and built
A over-garage extension in Leeds starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in LeedsFrom £22,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsLS1, LS2, LS3, LS4, LS7
Included in a typical project
- New floor structure, walls and roof
- Structural survey of garage walls and foundations
- Strengthening or rebuilding the garage walls if needed
- Opening into the existing first floor
- Insulation, electrics, heating and finish
- Design and householder planning application
What should I budget for an over-garage extension in Leeds?
Prices below are for Leeds, using the Yorkshire and the Humber factor of ×0.94. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Leeds: £1,690 to £3,200 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £22,500 – £28,000 | £23,500 – £30,500 | £30,000 – £38,500 |
| Over a large single garage 16 m² | £27,000 – £33,500 | £31,500 – £41,000 | £40,500 – £51,500 |
| Over a double garage 24 m² | £40,500 – £50,000 | £47,000 – £61,000 | £60,500 – £77,000 |
Try the guide-price tool to see a range for your own size and finish.
Local to Leeds
Across LS1, LS2, LS3, LS4, LS7, LS11, we can visit, measure and advise. We also work in nearby Morley (4 miles), Pudsey (5 miles), Horsforth (5 miles), Batley (7 miles).
Yorkshire and the Humber combines stone-built terraces in the Pennine towns with brick semis and newer estates elsewhere, so materials and roof details need matching with care.
Do I need planning permission in Leeds?
In England any side extension over one storey, including a room built over a side garage, needs a householder planning application. The fee is £548 from 1 April 2026 and councils aim to decide within 8 weeks.
In a conservation area, national park, National Landscape, the Broads or a 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 over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
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).
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
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
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 Leeds
Do you cover all of Leeds?
Yes. We cover Leeds and the surrounding parts of West Yorkshire. Site visits are free and there is no obligation.
How long does an over-garage extension take to build in Leeds?
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 Leeds?
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 my garage take the weight of a room on top?
Some can and some cannot. Many garages have a single-skin wall or shallow foundations. Our structural engineer checks this before we give a fixed price.
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 Leeds
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.