Extensions over a garage in Wokingham
Planning an over-garage extension in Wokingham? 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 price in WokinghamFrom £26,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsRG40, RG41
What should I budget for an over-garage extension in Wokingham?
Labour and material costs vary across the UK, so for Wokingham we use our South East England factor (×1.12). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Wokingham: £2,020 to £3,810 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £26,500 – £33,000 | £28,000 – £36,500 | £36,000 – £46,000 |
| Over a large single garage 16 m² | £32,000 – £39,500 | £37,500 – £48,500 | £48,000 – £61,000 |
| Over a double garage 24 m² | £48,000 – £59,500 | £56,000 – £73,000 | £72,500 – £91,500 |
Try the guide-price tool to see a range for your own size and finish.
Local to Wokingham
Site visits are available across Wokingham (RG40, RG41). We also work in nearby Crowthorne (3 miles), Bracknell (4 miles), Earley (4 miles), Sandhurst (5 miles).
In the South East, plenty of houses have already been extended once, which makes checking the remaining permitted development allowance an important early step.
When an over-garage extension makes sense
- Homes where the landing can connect to the new room
- Detached and link-detached houses with an attached garage
- Families needing a bedroom without losing garden
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.
Planning rules that apply in Wokingham
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Common questions in Wokingham
Who do I contract with for an over-garage extension in Wokingham?
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 Wokingham?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Do I need building regulations approval in Wokingham?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
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 Wokingham
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.