Monmouth over-garage extensions, designed and built
We design and build over-garage extensions for houses in Monmouth, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in MonmouthFrom £22,000 inc VAT
- PlanningAn application to the council is needed
- Build time12–18 weeks on site
- Postcode districtsNP25
Working in Monmouth
We cover Monmouth and the postcode districts NP25. We also work in nearby Chepstow (11 miles), Abergavenny (12 miles), Pontypool (15 miles), Cwmbran (16 miles).
Risca, in Mid Glamorgan, is roughly 21 miles from Monmouth and also on our list. In Wales, terraced houses with rear offshoots are common in the towns, while detached houses and bungalows dominate in rural areas.
Do I need planning permission in Monmouth?
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 over or within 3 m of a public sewer needs the water company's consent before the foundations go in.
Applications are decided by the local planning authority (your county or county borough council, or the national park authority).
Over-garage extension prices in Monmouth
Labour and material costs vary across the UK, so for Monmouth we use our Wales factor (×0.93). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Monmouth: £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.
Included in a typical project
- Opening into the existing first floor
- Insulation, electrics, heating and finish
- Structural survey of garage walls and foundations
- New floor structure, walls and roof
- Strengthening or rebuilding the garage walls if needed
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.
Our process, step by step
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
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Your questions about an over-garage extension in Monmouth
Do I need building regulations approval in Monmouth?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Monmouth, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Who do I contract with for an over-garage extension in Monmouth?
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 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.
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.
Book a free site visit in Monmouth
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.