Extensions over a garage for homes in Llanelli
If you live in Llanelli and want more space without moving, an over-garage extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in LlanelliFrom £22,000 inc VAT
- PlanningAn application to the council is needed
- Build time12–18 weeks on site
- Postcode districtsSA15
Working in Llanelli
We cover Llanelli and the postcode districts SA15. The same team covers Ammanford (11 miles), Carmarthen (13 miles), Pembroke Dock (33 miles), Haverfordwest (36 miles), all within easy reach.
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.
Planning and approvals in Llanelli
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
Applications are decided by the local planning authority (your county or county borough council, or the national park authority).
Guide prices for Llanelli
For Llanelli we adjust our national guide rates by ×0.93, the factor we use for Wales. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Llanelli: £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 |
For a figure based on your own dimensions, use our guide-price tool.
What is included
- Design and householder planning application
- Insulation, electrics, heating and finish
- Strengthening or rebuilding the garage walls if needed
- Structural survey of garage walls and foundations
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
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.
Questions people ask about over-garage extensions
Do you cover all of Llanelli?
Yes. We cover Llanelli and the surrounding parts of Dyfed. Site visits are free and there is no obligation.
Who do I contract with for an over-garage extension in Llanelli?
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 long does an over-garage extension take to build in Llanelli?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
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.
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 Llanelli
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.