Timber frame extensions for homes in Llangefni
We design and build timber frame extensions for houses in Llangefni, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in LlangefniFrom £19,500 inc VAT
- PlanningWelsh permitted development rules (rear up to 4 m)
- Build time8–14 weeks on site
- Postcode districtsLL77
Planning rules that apply in Llangefni
In Wales a single-storey rear extension can usually project up to 4 m beyond the rear wall without a planning application, if it is no more than 4 m high, keeps eaves to 3 m and overall height to 4 m within 2 m of a boundary, and covers no more than half the land around the original house. Wales has no larger home extension prior approval scheme.
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.
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.
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).
Included in a typical project
- Cladding, render or brick slip finish
- Frame design and structural calculations
- Fire and acoustic details where needed
- Breathable wall build-up with insulation
- Foundations, often lighter than masonry
Timber frame extension prices in Llangefni
For Llangefni 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 Llangefni: £1,630 to £3,160 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £19,500 – £23,500 | £22,500 – £30,000 | £29,000 – £38,000 |
| 4 m × 5 m 20 m² | £32,500 – £39,500 | £38,000 – £49,500 | £48,000 – £63,500 |
| 5 m × 6 m 30 m² | £48,500 – £59,000 | £57,000 – £74,000 | £72,500 – £95,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Local to Llangefni
Our survey diary covers Llangefni, including LL77. The same team covers Bangor, Gwynedd (8 miles), Caernarfon (10 miles), Holyhead (11 miles), all within easy reach.
Just over the Clwyd border, Llandudno is about 20 miles away. 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.
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
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 a timber frame extension in Llangefni
Who do I contract with for a timber frame extension in Llangefni?
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.
Will my neighbours in Llangefni be involved?
If a planning application is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Do you cover all of Llangefni?
Yes. We cover Llangefni and the surrounding parts of Gwynedd. Site visits are free and there is no obligation.
Is timber frame cheaper than brick?
It is similar overall. The frame can save time on site, but the cladding choice has a big effect on cost. Our guide range is about £1,630 to £3,160 per m² including VAT.
Does a timber frame extension need planning permission?
The same planning rules apply as for any extension. If the cladding looks different from the house, permitted development’s matching-materials condition may mean an application is needed.
Book a free site visit in Llangefni
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.