Granny Annexes for Sale in the UK | What to Know Before You Buy

If you are thinking about buying a granny annexe for sale in the UK, this guide will save you a lot of time and stress. The market is confusing, the prices vary wildly, and not everything on offer is what it seems. Here is what you actually need to know before you spend a penny.

At a glance

What is an ex display annexe

A show model used for demonstration, sometimes sold afterwards

Garden Annexes display area

Bury St Edmunds, Suffolk. Open 7 days by appointment.

Annexes on show

Three fully built models on permanent display

New build starting price

From £85,000 fully installed including kitchen and bathroom

Guarantee

Comprehensive 10-year guarantee on every new build

How to visit

Book via the website or call 0800 368 9781

Why Are Prices So Different from One Company to the Next?

This is the question most families ask first, and it is a good one. You will see granny annexes advertised from under £20,000 all the way up to £150,000 and beyond. The difference is not just about size or quality. It is often about what is actually included in the price.

Some companies sell you just the building. That is it. You then have to organise someone to dig the foundations, someone else to connect the water and electricity, someone to handle the paperwork with the council, and then someone to actually put it all together. By the time you have sorted all of that yourself, the money you thought you were saving has usually disappeared, and you have had a very stressful few months in the process.

Other companies, like Garden Annexes, give you one price that covers everything from start to finish. One team, one point of contact, one fixed price. You do not have to manage a group of separate contractors or worry about what has and has not been included.

Every Garden Annexe is priced to include the building, kitchen, bathroom, all the groundwork, connecting your water and electricity, any planning paperwork and the full installation. The only thing priced separately is the Site Pack. This covers the foundations and connections specific to your garden and is quoted after a free visit to your home.

What Should You Check Before You Buy?

Whether you are looking at a brand new annexe or a second-hand one, these are the six most important things to find out before you commit.

What to check	Why it matters	What to ask
Is it built for someone to actually live in?	Some annexes are built like garden sheds. They are not warm, safe or suitable for full-time living.	Is this built to the same standard as a house? Is it insulated properly?
Does it have the right paperwork?	Without the correct documents from the council, you may not be allowed to use the annexe as a home.	Does it come with a certificate from the council confirming it is legal to live in?
What is actually included in the price?	A low headline price often means a lot of extras to add on top.	Does this price include foundations, installation, kitchen, bathroom and connections?
Will it be warm in winter?	A poorly insulated annexe is cold, expensive to heat and uncomfortable.	How thick are the walls and roof? What heating is included?
What guarantee do you get?	A home is a big investment. You want to know someone will stand behind it.	How long is the guarantee and what does it actually cover?
Who do you call if something goes wrong?	Once the build is done, some companies disappear. Others stay in touch.	Is there a team you can contact after the build is complete?

Is It Better to Buy New or Second-Hand?

Buying a second-hand annexe might seem like a good way to save money. In reality, it rarely works out that way. Moving a second-hand annexe is not like moving furniture. It needs to be disconnected, transported, and reconnected, all of which costs money. It also needs new foundations in its new location, and it may need refurbishment work before it is liveable.

By the time you have paid for all of that, a second-hand annexe often costs as much as a new one. And with a new one, everything is designed around your garden and your family. The layout is yours. The finishes are yours. You are not making do with someone else's choices.

Most families who look into both options end up choosing new. The process is smoother, the result is better, and the peace of mind is worth it.

How Much Does a Granny Annexe Actually Cost?

A fully built, properly installed granny annexe in the UK that includes everything and is ready for someone to move into starts from around £85,000. Most families end up spending more than that once they choose their size and spec, but that is a fair starting point for a complete, habitable home.

If you see prices much lower than that, it is worth asking very carefully what is and is not included. Foundations, installation, kitchen, bathroom, council paperwork and service connections all add up. A price that does not include those things is not really a full price.

The best way to get a genuinely accurate number is a free site survey. Someone from the Garden Annexes team comes to your home, looks at your garden, understands what you need, and gives you a fixed price that covers everything. No surprises later.

Which Style of Annexe Is Right for You?

Garden Annexes makes four different styles, each one available in 24 sizes. They all come fully fitted with a kitchen, bathroom and everything else included. The four ranges are:

• Annexxa: a clean, modern European style. Great value, solid and well built.

• XB: a striking contemporary design. The kind of thing you would expect to see in an architectural magazine.

• St George: classic British style with a beautiful high ceiling. Warm, characterful and timeless.

• Ivyo: a barn-style home with exposed wooden beams and vaulted ceilings. Full of charm.

You can browse all 96 options using the Find Your Annexe tool, or compare the four ranges side by side if you are not sure which direction to go.

At a glance

Starting price

From £85,000, fully built and ready to move into

What is included

Kitchen, bathroom, foundations, connections, installation, VAT

Styles available

Four designs, 24 sizes each, 96 homes to choose from

Council permission

Usually not needed. Garden Annexes handles all of it.

Guarantee

10 years on every new build as standard

Where to start

A free visit to your home and a fixed price with no obligation

What Happens After You Decide to Go Ahead?

Once you are ready to move forward, the Garden Annexes team takes care of everything. You have one person looking after your project from start to finish. Here is how it works:

• You pick your style and size, and the team helps you personalise the layout and finishes

• The team visits your garden and gives you a complete fixed price

• All the council paperwork is handled for you. You do not need to deal with that yourself

• Your annexe is built at the factory in Suffolk

• The foundations are prepared at your home

• The annexe is delivered and installed, usually in a matter of days

• Everything is connected, decorated and handed over to you, keys in hand

From the day you place your order to the day someone moves in is usually around six to seven months.

Frequently Asked Questions

• How much does a granny annexe cost in the UK?

  A properly built, fully installed granny annexe that is ready to live in starts from around £85,000. That covers the building, kitchen, bathroom, groundwork, connections and installation. Prices go up depending on the size and finish you choose.

• Why are some granny annexes advertised at much lower prices?

  Lower-priced annexes are usually the building only. You still need to pay separately for the foundations, someone to install it, someone to connect the water and electricity, and someone to handle the paperwork. Once you add all of that up, the saving is often much smaller than it looks.

• Do I need permission from the council to put up a granny annexe?

  In most cases, no. Most granny annexes can be installed without going through the full planning permission process. Instead, a simpler certificate from the council is usually all that is needed, and Garden Annexes handles that on your behalf.

• Can I visit a granny annexe before I decide?

  Yes. Garden Annexes has a display area near Bury St Edmunds in Suffolk where three fully built homes are on permanent show. You can walk inside, see the quality for yourself and talk to the team. Visits are free and by appointment — call 0800 368 9781 to book.

• How long does the whole process take?

  From the day you place your order to the day someone can move in is usually around six to seven months. That includes designing the layout, sorting the council paperwork, building the annexe in the factory, and installing it in your garden.

• Can I choose what the inside looks like?

  Yes, completely. The layout, kitchen style, bathroom fittings, flooring and decoration are all chosen by you. Every annexe is designed around what you need, not a standard template.

• What guarantee do I get?

  Every Garden Annexe comes with a 10-year guarantee. The buildings are designed to last at least 40 years with normal upkeep.

Ready to find yours?

See the designs, sizes and prices in one place

The 2026 brochure has everything in it. Styles, sizes, layouts and real prices. Download it now or ask for a printed copy to be sent to your door.

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