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A granny annexe — also known as a granny flat — is a self-contained living space, with its own kitchen and bathroom, built in the garden of an existing home. Enjoy a stress-free experience with Vita Modular — specialists in bespoke, structurally engineered timber-frame modular granny annexes installed right across the UK.
Whether it's keeping elderly relatives close while preserving everyone's independence, creating a home for adult children, generating a rental income or adding a dedicated studio, a self-contained annexe is one of the smartest ways to add fully usable living space and property value — without the cost, mess and uncertainty of a traditional build.
Our structurally engineered timber frame modular annexes are the perfect solution for anyone seeking an exceptional quality, building control approved bespoke annexe at an affordable, fixed and inclusive price — around 70% faster and up to 25% cheaper than conventional construction, with an industry-leading 10-year guarantee on all builds. And every annexe is 100% bespoke: any size, shape or configuration, with any number of rooms.
A Vita Modular granny annexe is a bespoke, self-contained living space built in your garden from £58,950 inc. VAT, with a full kitchen and bathroom, foundations, electrics, heating and flooring all included. Each annexe is 100% bespoke, built to either Caravan Act or full Building Regulations standards, installed nationwide in around 4 weeks from order, and backed by a 10-year structural warranty.
A granny annexe is a major investment — so the choice of builder is critical. Traditional builds can drag on for months, with open-ended timescales, spiralling costs and constant disruption to family life. Our engineered-timber hybrid method — a proven, precision-manufactured approach — offers a faster, more predictable alternative.
Vita Modular's off-site precision manufacturing means your annexe's structural panels arrive ready to assemble, dramatically cutting on-site time, weather risk and programme overruns — with a fixed price agreed before we start. Because the bulk of the build happens in our factory rather than in your garden, you're spared the weeks of dust, noise, deliveries and skips that come with a traditional brick-and-block build.
Every wall, floor and roof panel is precision-engineered at our own production facility before it reaches your garden — so the quality is locked in under factory conditions, not left to chance on a busy site.
Independent building control signs off your annexe at every key stage. You get formal certification on completion and a self-contained home engineered to be lived in comfortably, year round.
Foundations, engineered timber frame, cladding, glazing, electrics, lighting, flooring, decoration and the full kitchen and bathroom fit-out are all in the number we quote. No provisional sums, no mid-build surprises, no creeping extras.
From silicon render to brick-slip to composite cladding, we match a period property exactly or make a bold contemporary statement — whatever suits your home and its setting.
A guaranteed 4-week lead time from order means you can book the disruption into your calendar and know exactly when your new annexe will be ready.
Your contract carries a fixed completion date. There are no open-ended timescales and no “we'll be back next week” — the project finishes when we commit it will.
Because most of the structure is built panelised off-site while the groundworks go in, your annexe is delivered and assembled quickly and cleanly — sparing you the months of mess a traditional build demands.
Our structures carry a 10-year warranty as standard, with insurance-backed cover available — protection that follows the property if you sell.
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Get an instant fixed-price annexe quotation — and if you find a genuine like-for-like quote for less, we'll beat it.
Check NowEvery Vita build is a contemporary granny annexe, available in any bespoke size or configuration with any number of rooms, and we can incorporate any number of additional extras — decked areas, canopies, roof glazing, energy-saving technologies and premium internal fit-out — to maximise your annexe's comfort and functionality.
The ideal balance of compact design and comfortable living. Measuring a typical 6m x 4m, this layout smartly maximises living space without sacrificing your garden. Slim-profile aluminium windows come as standard, and the internal layout, kitchen, bedroom and bathroom are fully customisable to your requirements.
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Typical dimensions from 8m x 5m, maximising available space without compromising on usability or garden space. Our standard model incorporates extensive slim-profile aluminium glazing and full-height openable windows, with all internal fit-out — bedrooms, kitchen and bathroom — designed to your exact specification.
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A complete family home within your garden. With typical dimensions from 10m x 5m, the layout delivers generous living quarters while preserving valuable outdoor space. Slim-profile aluminium glazing and full-height windows are included as standard, with kitchen, bathrooms and bedrooms all designed and installed to your exact specification.
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Our Luxury Bespoke Garden Annexe redefines bespoke living with a fusion of contemporary design, handcrafted detail and timeless comfort. Each one is individually designed to reflect your lifestyle — never pre-set or volume-produced — as a guest retreat, independent living suite, creative studio or tranquil sanctuary, with premium finishes and smart-home integration throughout.
Get a fixed price →2 Bedroom Bespoke Granny Annexe · Reading
A fully bespoke, accessible 55 m² annexe designed for elderly parents with significant mobility needs — step-free throughout, with a walk-in shower, wheelchair-friendly circulation and DDA-informed design. Two double bedrooms, an open-plan kitchen/living area and a bathroom, finished in vertical timber cladding with contrasting anthracite framing. Delivered in just 7 weeks on site.
This isn't experimental. Engineered timber — precision-manufactured off-site, then assembled on site — is a proven, well-established method used across modern residential and commercial construction, trusted precisely because it's fast, predictable and structurally robust. Vita Modular brings that same time-tested approach to self-contained annexes, scaled and refined around your garden.
Vita Modular uses a hybrid construction method that combines the best of both worlds — the precision and quality control of off-site factory manufacture with the flexibility and integration of traditional on-site assembly. At the heart of every annexe is a structurally engineered timber frame with fully insulated wall, floor and roof panels. Because every panel is made to order, your annexe is 100% bespoke — any size, configuration or external finish, with any number of rooms, engineered specifically around your garden rather than pulled from a fixed catalogue.
The structure is manufactured under controlled factory conditions to exacting tolerances at our Warwickshire facility, then delivered to your home and assembled into place by our skilled team. It's not a sealed “box” dropped on site, and it's not a slow brick-by-brick build: it's a deliberate blend that's faster, superbly insulated, and engineered to perform for decades. No cranes or heavy lifting equipment are required, so we can install in almost any location, even gardens with the most limited access.
We provide the essential accompanying works needed to deliver a complete modular building solution — all carried out as part of our full-package turnkey service.
All accompanying services above are available when instructed alongside one of our annexes.
Every annexe is 100% bespoke and fully customisable — yet the quoted price is still genuinely all-in. Every item here comes as standard on every Vita Modular annexe, never an optional extra revealed later.
One fixed, all-inclusive price
Every annexe is 100% bespoke — we can build any size, shape or configuration with any number of rooms. The layouts below are some of our most popular starting points, each fully customisable from the internal layout to the kitchen, bedrooms and bathroom fit-out.
The ideal balance of compact design and comfortable living. A typical 6m x 4m footprint maximises living space without sacrificing your garden, with a full kitchen, bedroom and bathroom fit-out and slim-profile aluminium windows as standard.
Typically from 8m x 5m, this layout maximises space without compromising usability or garden. Extensive slim-profile aluminium glazing and full-height openable windows come as standard, with bedrooms, kitchen and bathroom designed to your specification.
A complete family home within your garden. Typically from 10m x 5m, it delivers generous living quarters while preserving outdoor space, with the kitchen, bathrooms and bedrooms all designed and installed to your exact specification.
Individually designed to reflect your lifestyle — a guest retreat, independent living suite, creative studio or tranquil sanctuary. Premium finishes, intelligent layouts and smart-home integration, all tailored to your exact vision.
There are two ways to build a self-contained annexe in the UK, each with its own rules, benefits and cost implications. At Vita Modular we build to both — so the right route is simply a matter of your preferences, your site and your specification.
Building Regulations annexes are permanent structures built to full UK Building Regulations standards. They require planning permission as they create a new dwelling space and must meet strict rules for insulation, safety, drainage and more. These buildings offer the widest range of sizes, layouts and customisation options.
Caravan Act annexes, while often looking like modern permanent homes, are legally classed as moveable structures because they are built in transportable sections. A planning route is still always recommended — typically confirmed through a Lawful Development Certificate rather than a full planning application, which we handle for you. They are generally quicker and more cost-effective to build, but have some size and layout limitations.
Despite the name, Caravan Act annexes aren't touring caravans and don't have wheels — they are contemporary, high-quality buildings designed to look and feel like a permanent home.
We offer both build types. Whichever route you prefer, our team will talk you through the differences during your free consultation, check what's right for your garden and intended use, and manage any planning or building control submissions on your behalf — so you can choose with complete confidence.
Many well-known annexe providers — such as Green Retreats and iHus — work primarily from defined product ranges: you choose a model from a catalogue in a set selection of sizes and roof styles, typically finished in timber cladding, then personalise it within the options that model allows.
Vita Modular works the other way round. We start with a blank sheet and design your annexe around you — so there's no fixed range to choose from, because every build is bespoke from the outset.
Every Vita Modular annexe begins with a complete, bespoke drawing package, produced from scratch for your project — never pulled from a fixed catalogue.
Our in-house design team prepares a full technical suite for every build: general arrangement floor plans, elevations, and detailed construction sections covering the foundations, wall build-up, insulation and roof. It's the same rigour you'd expect from a major construction project, applied to your annexe — so what's manufactured and installed is precise, structurally sound and built to the highest design, build and quality standards in the industry.
Because the design is created around you, you can tailor every element of your annexe:
From your first enquiry to the moment we hand over the keys, our process is designed to be transparent, efficient, and built around a fixed price commitment and a guaranteed 4-week lead time.
Complete our customer enquiry form for an instant fixed price so we can fully understand your project requirements. One of our dedicated team members will contact you to arrange a design consultation.
Where planning permission is required, our in-house design team prepares and submits all necessary drawings and supporting documentation on your behalf, and a project manager carries out a site survey to ensure a smooth installation.
8-10 weeksWe'll issue a fully regulated JCT fixed price contract covering our terms and conditions, technical drawings, detailed programme of works, agreed payment plan, and a committed installation date — giving you total cost certainty and peace of mind.
1 weekOur team begins manufacturing at our Warwickshire production facility to hand-craft your modular project, and books in our installation crew for the agreed date.
4 weeksAround a week before the agreed install date we'll confirm any final arrangements. Our installation team arrives on the morning of your install date, ready to build — assembly is quick, clean and low-disruption.
4 weeksWe complete final snagging and walk you through your new space, providing all completion and compliance certifications — including full building control sign-off — before handing over the keys.
A selection of completed annexe and modular projects from across the UK — each delivered on a fixed price, to a fixed completion date.
A fully accessible, DDA-informed annexe for elderly parents with significant mobility needs — step-free throughout, with a walk-in shower and wheelchair-friendly layout. Two double bedrooms and open-plan living, finished in vertical timber cladding with anthracite detailing.
View case study →
A high-end annexe built on a tight-access London plot, finished in Shades-in-Stone grey cement-fibre cladding with a fully fitted bathroom, EPDM roof with skylight, external decking and LVT flooring throughout.
View case study →
A versatile 5.5m × 5.8m annexe with integrated WC and kitchenette, designed as a flexible office-or-guest space. Grey RAL7016 metal cladding with white render, a 3m bifold door and skylight, re-using the client's existing concrete base.
View case study →Our interactive map showcases the diverse range of projects we've completed across the UK. Explore the map below to discover Vita Modular installations near you.
Residential care fees run into tens of thousands of pounds every year, with no asset to show for it at the end. A self-contained annexe is a one-off investment that keeps your loved one close, stays in the family, and adds value to your home.
Self-funded residential care now averages around £67,600 a year, rising to roughly £78,600 for nursing care and higher still for specialist dementia care. Those fees are charged every single year, rise with inflation, and are means-tested against your relative's savings and home.
A Vita Modular annexe from £58,950 costs less than a single year in residential care — but it's a one-off, all-inclusive sum, not an open-ended annual bill. Build it once and the cost is behind you, while care fees would keep climbing year after year.
With the government's planned £86,000 lifetime cap on care costs now scrapped, there is no ceiling on what a family might pay over several years in a care home. An annexe lets your parent live independently and safely in your garden, keeps the family together, and leaves you with a valuable, lasting asset rather than a stack of receipts.
Care figures: self-funder UK averages, Lottie / carehome.co.uk 2026 data. Indicative only; fees vary by region, provider and level of care.
Indicative self-funded costs — a typical three-year stay compared with a one-time annexe investment (2026 estimates)
Three years of residential care averages around £202,800 — money spent with no asset to show for it. A one-bedroom annexe from £58,950 can cost less than the first 11 months of those fees, keeps your relative living independently beside you, and adds lasting value to your property. Build once, rather than paying year after year. Actual savings depend on length of stay, care type and region.
See exactly what your annexe would cost — a fixed, all-inclusive price in minutes, with no obligation.
Get Your Instant Fixed Price →An annexe doesn't only keep family close — it can also become an income-generating asset. Whether you let a spare annexe to a lodger, use it as a holiday let, or simply add long-term value to your home, here's a plain-English overview of how renting out a granny annexe works. Rules and tax thresholds change and depend on your circumstances, so treat this as a starting point and confirm the detail with GOV.UK or a qualified accountant.
In most cases yes — many homeowners let their annexe to a tenant or lodger, or use it as a short-stay or holiday let. The key things to check are your planning position, any mortgage or lease conditions, and whether the annexe can be let as genuinely separate accommodation or only as part of your household. We'll talk through what your build allows as part of your quote.
If your annexe is part of your own home rather than a fully self-contained, separately-let dwelling, you may be able to use the Rent a Room Scheme, which lets you earn a set amount of tax-free rental income each year from a lodger. Whether a self-contained annexe qualifies depends on how it's arranged and used, so it's worth checking the current GOV.UK guidance for your situation.
Rental income above the relevant allowances is normally taxable and declared through Self Assessment, though allowable costs can usually be offset. Holiday lets and standard residential lets are treated differently. An accountant can confirm what applies to you — but in many cases the income meaningfully offsets the one-off build cost over time.
A self-contained annexe may be banded separately for council tax, but annexes used by a dependent relative — or occupied by family as part of the main household — can qualify for a discount or exemption. The position depends on how the annexe is used and your local authority, so it's worth confirming with them directly.
One important note on the Caravan Act route. A Caravan Act annexe's 0% VAT and simplified planning position rely on it being used in connection with your main home. Letting it out as a separate commercial dwelling can change that status, so if rental income is your primary goal, a full Building Regulations annexe is often the more appropriate route — we'll advise on the best option for your plans.
Thinking of an annexe as an income asset? Get a fixed price first, then we'll help you weigh up the right build route.
Get Your Instant Fixed Price →Vita Modular delivers bespoke modular granny annexes nationwide. Manufactured at our Warwickshire facility and installed by our own teams, we work on projects right across the UK — from our Midlands base out to London, the South, the North and Wales.
Please contact us to arrange a visit to our showroom in Coventry, constructed using the same systems as our annexes and extensions.
Worried about planning? The rules for annexes hinge on how the space will be used — and we manage the whole process for you either way.
A garden building used in connection with the main house — a home office, gym or studio — can often fall under permitted development, with no full planning application required, provided it stays within set size and height limits.
A fully self-contained annexe with its own kitchen and bathroom, intended for independent living, will usually need full planning permission, because it's treated as separate accommodation. Conservation areas, Article 4 directions, listed buildings and tighter plots add further considerations.
There is also a Caravan Act route. Because a Caravan Act annexe is legally classed as a moveable structure used in connection with the main house, a planning route is still always recommended — typically confirmed through a Lawful Development Certificate rather than a full planning application. We apply for this on your behalf; in practice it takes a similar amount of work and time to a standard application, and it formally confirms the building is lawful, giving you documented peace of mind.
Whichever route suits you, building control approval is required where the annexe is built to Building Regulations — and we manage drawings, submissions, Lawful Development Certificates and approvals on your behalf as part of our service, wherever you are in the UK.
Whichever route you choose, a planning route is always recommended — and we handle it for you, whether that's a full planning application or a Lawful Development Certificate. Not sure which applies to you? We'll check your address and advise — at no cost — as part of your free quote.
We manage planning and building control for you. Start with an instant, no-obligation fixed price.
Build My Quote →Everything you need to know about bespoke modular granny annexes, installed nationwide.
It depends on how the annexe will be used. A garden building used in connection with the main house can often fall under permitted development, but a fully self-contained annexe with its own kitchen and bathroom, intended for independent living, will usually need full planning permission. Conservation areas, Article 4 directions, listed buildings and tighter plots add further considerations. Whichever applies, building control approval is required, and we manage every drawing, submission and approval on your behalf, wherever you are in the UK.
Our annexes begin at £58,950 including VAT for a typical 1-bedroom (6m x 4m) layout, with 2-bedroom from £91,950 and 3-bedroom from £112,950. Those figures are genuinely all-in: foundations, the engineered timber frame, external cladding, flat roof, glazing, electrics, lighting, flooring, decoration and the full kitchen and bathroom installation. For a tailored figure in minutes, use our instant fixed price quotation generator — and our Price Beat Guarantee means we'll better any genuine like-for-like quote.
We offer an industry-leading guaranteed 4-week lead time from the date of order. Your annexe is manufactured in the factory while the groundworks go in, so once we're on site, assembly is rapid, clean and far less disruptive than a traditional brick-and-block build.
Yes. A self-contained annexe supports multi-generational living, keeping relatives close while preserving everyone's independence, and can also provide a rental income stream or a dedicated home office or studio. Well-designed additional living space is one of the more reliable ways to enhance a property's appeal and value, though actual returns vary by property and location.
It's a self-contained living space built using a hybrid of factory manufacture and on-site assembly. Rather than building wall-by-wall on site, we manufacture insulated wall, floor and roof panels around a structurally engineered timber frame at our Warwickshire facility, then deliver and assemble them in your garden.
Far less than a traditional build. The structural part of your annexe is manufactured indoors at our factory, so rain, frost and storms never halt that work. Our on-site assembly phase is short by comparison, which keeps weather exposure — and the risk of delays — to a minimum and helps us hold to our guaranteed completion date.
Genuinely bespoke. We can build any annexe size, shape or configuration with any number of rooms. Every panel is made to order around a structurally engineered timber frame, and the internal layout, kitchen, bedrooms and bathroom are all designed and fitted to your exact specifications, never selected from a fixed catalogue of standard units.
No — absolutely not. Our modular annexes are treated exactly the same as traditional builds by lenders, valuers and insurers, because they use all standard construction materials and meet full building regulation standards.
Nationwide. Our annexes are manufactured at our Warwickshire facility and installed by our own teams across the whole of the UK. Because our modular system needs no cranes or heavy lifting equipment, we can manoeuvre and install in almost any location, even on sites with very restricted access.
We offer a complete end-to-end turnkey service, including new drainage and services connections, ground preparation, structural works, kitchen and bathroom fit-out, underfloor heating, plumbing, electrics, landscaping and demolition works. If there's something specific your project needs, just ask and we'll quote for it as part of your package.
As standard, our annexe prices are inclusive of VAT, foundations, the structurally engineered timber frame, external walls and cladding, flat roof, painted walls and ceilings, internal partitions, plumbing, heating, electrics and lighting, flooring, aluminium doors and windows, and full bathroom and kitchen installation. Exclusions such as demolitions, ground preparation, mains services connections, drainage works, professional fees and statutory approvals can be quoted for separately as required.
Yes. Every customer receives a comprehensive, assignable 10-year warranty on the structural frame of your Vita Modular annexe — cover that transfers to a new owner if you sell. Glazing, electrics, trims and all internal finishes are covered by an equivalent 2-year warranty.
It depends on the build type. A full Building Regulations annexe requires building control approval — our modular system and every one of our works are fully building control compliant. A Caravan Act annexe does not go through building control: it is built and self-certified to the BS 3632 residential park home standard instead, which is part of what makes it more cost-effective. We'll advise which route is right for your project as part of your free consultation.
Thincoat silicone render and cladding — including timber and metal cladding — come as standard, and we can use almost any exterior finish available on the market. Brick slip is available at an additional cost, and other popular options include a living green wall, composite decking and fibre cement board.
We assess your property's access during the site visit. The nature of our modular system means it can be manoeuvred and installed even where access is very restricted — without the cranes or heavy plant a traditional build often demands.
A Caravan Act annexe is classified as a mobile home built to BS3632 standards, carries the reduced 0% VAT rate and is quicker to build, though it has some size and layout limitations. A Building Control annexe is a permanent structure built and certified to full UK Building Regulations, with the widest range of bespoke sizes and finishes, and the standard 20% VAT rate. We offer both build types.
We don't currently offer finance plans, but we do operate a staged payment plan: a 40% deposit to begin, with the balance spread across the weeks from order to installation, and the final 20% not due until completion and handover. We also accept debit and credit cards (card processing fees apply).
In most cases yes — many homeowners let their annexe to a tenant or lodger, or use it as a short-stay or holiday let. One important point: a Caravan Act annexe's 0% VAT and simplified planning position rely on it being used in connection with your main home, so if rental income is your main goal, a full Building Regulations annexe is often the more appropriate route.
Rental income above the relevant allowances is normally taxable and declared through Self Assessment, though allowable costs can usually be offset — and the Rent a Room Scheme may allow a set amount of tax-free income where the annexe is part of your own home. For council tax, a self-contained annexe may be banded separately, but annexes used by a dependent relative or occupied by family as part of the main household can qualify for a discount or exemption.
Still have questions? Get your fixed price first — then send it to our team and we'll talk it through, no obligation.
Get Your Instant Fixed Price →Our engineered timber frame and SIPs system avoids the cement-heavy foundations and high-mass masonry of traditional brick-and-block construction — while achieving U-values of 0.13 (floor & roof) and 0.18 (walls) that comfortably beat new-build minimums. The result is a lighter footprint, and a warmer, cheaper-to-run home.
Versus a like-for-like brick & block annexe on concrete strip foundations.
On a typical 40 m² annexe — roughly 38,000 km of car travel.
Galvanised screw piles replace poured concrete strip footings — the single biggest gain.
Comfortably inside Future Homes Standard — cutting heating energy for decades.
Methodology, full embodied-carbon breakdown by element, and sources.
Indicative figures for a 40 m² single-storey annexe, modelled from published embodied-carbon values (ICE Database, RIBA, Institution of Structural Engineers, SIPs industry EPD). Real-project carbon varies with site conditions, glazing and specification.
Planning an annexe raises plenty of questions — from costs and planning rules to renting out and council tax. Our blog breaks down the essentials to help you make a confident, informed decision.
What you need to know about letting your annexe — planning, the Rent a Room Scheme, rental income tax and the council-tax position.
Read more →How the Caravan Act route works for annexes — the 0% VAT saving, BS 3632 certification, and what it means for planning and your build.
Read more →A clear guide to annexe planning permission, Lawful Development Certificates and how Vita Modular manages the whole process for you.
Read more →A granny annexe is just one of the ways Vita Modular can transform your home. Discover our full range of modular building solutions.
No room to extend outward? Build upward instead. Our modular rooftop and airspace extensions add a full new storey or penthouse pod, with the same fixed price and guaranteed completion date.
Add significant living space to your home with a bespoke modular extension — single or two storey, rear, side return or wrap-around. Built off-site and assembled fast.
Vita Modular works with developers, housing associations, landlords and commercial clients on larger-scale modular building projects.
Transform your garden into a premium workspace, studio, gym or leisure retreat — precision-built off-site and installed without disrupting your home.
Our dedicated installation teams work right across the whole of the UK — bringing the same precision, quality and care to every project.
Book a Free Feasibility CallWe offer a guaranteed £750 for every successful referral. If someone you point our way goes ahead with their annexe, that's £750 in your pocket — simple as that.
Refer SomeoneUse the tool below to build an instant, fixed-price quote for your annexe — there's no obligation, and you don't need to speak to anyone to see your price. Just enter a few details about the size, build type and any extras you'd like, and the calculator works out an all-inclusive figure as you go, showing exactly what's included.
When you're happy with it, you can download your quote as a PDF and send it to our team to arrange a free consultation or site survey — entirely at your own pace. There's no pressure and no commitment at any stage.
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