We’ve cracked the code for high-quality, fully compliant structural steel annexes in the city. Our rooms are premium, built to last, and installed by our specialist teams across South West London, North London, and busy boroughs like Islington, Bromley, Barnet, and Haringey.
We give you a fixed, all-inclusive price and a seriously fast build time. Backed by a solid 10-year structural guarantee, it’s simply the smartest, most reliable way to expand your London property without the classic building site headache.
Think about a traditional build in London—that site’s going to take up half your garden, block access, and costs will drift like the price of parking in Zone 1. Our modular approach cuts that misery short. It's not just faster; it's a completely different way of building designed specifically for urban constraints.
We manufacture every structural steel-frame annexe at our purpose-built facility outside the city. And that’s a huge win for you in London. It means we build the complex structure—where quality control matters most—in a perfect environment. Then, we transport the finished sections and expertly assemble them on your plot. Less time on your property means less disruption to your street, your neighbours, and your life. It’s precision engineering that makes sense for urban living.
The beauty of our fixed pricing is that you only get one number. That number covers absolutely everything required for a fully habitable, move-in ready space, all built to the toughest UK Building Control standards.
Think of it as a complete turn-key solution.
Your fixed price includes:
This 1 Bedroom Annexe has typical dimensions from 6m x 4m maximising your available space without compromising on usability and loss of garden space. The wide range of external finishes that are available mean you can create your own aesthetic to suit your surroundings, all of which exude clean, stylish lines and modern flair to enhance your outside space.
Our standard Annexe model incorporates an extensive elegant slim-profile Aluminium glazing and full height openable windows.
All elements of the Annexe build are fully customisable. All internal fit-out installations including bedroom, kitchen and bathroom installations are designed to the clients exact specifications.
We can build any Annexe size, shape or configuration with any number of rooms.
Annexe Price inclusive of VAT, foundations, external walls & cladding, flat roof, painted walls & ceilings, internal partitions, plumbing, heating, electrics & lighting, flooring, 3m wide Aluminium doors / windows, bathroom and kitchen installation.
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This 2 Bedroom Annexe has typical dimensions from 8m x 5m maximising your available space without compromising on usability and loss of garden space. The wide range of external finishes that are available mean you can create your own aesthetic to suit your surroundings, all of which exude clean, stylish lines and modern flair to the extra space and enhance your outside space.
Our standard Annexe model incorporates an extensive elegant slim-profile Aluminium glazing and full height openable windows.
All elements of the Annexe build are fully customisable. All internal fit-out installations including bedroom, kitchen and bathroom installations are designed to the clients exact specifications.
We can build any Annexe size, shape or configuration with any number of rooms.
Annexe Price inclusive of VAT, foundations, external walls & cladding, flat roof, painted walls & ceilings, internal partitions, plumbing, heating, electrics & lighting, flooring, 4m wide Aluminium doors / windows, bathroom and kitchen installation.
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This 3 Bedroom Annexe has typical dimensions from 10m x 5m maximising your available space without compromising on usability and loss of garden space. The wide range of external finishes that are available mean you can create your own aesthetic to suit your surroundings, all of which exude clean, stylish lines and modern flair to enhance your outside space.
Our standard Annexe model incorporates an extensive elegant slim-profile Aluminium glazing and full height openable windows.
All elements of the Annexe build are fully customisable. All internal fit-out installations including bedroom, kitchen and bathroom installations are designed to the clients exact specifications.
We can build any Annexe size, shape or configuration with any number of rooms.
Annexe Price inclusive of VAT, foundations, external walls & cladding, flat roof, painted walls & ceilings, internal partitions, plumbing, heating, electrics & lighting, flooring, 5m wide Aluminium doors / windows, bathroom and kitchen installation.
Whether your garden is a postage stamp in Clapham or a roomy plot in Enfield, we’ve got this handled.
Here’s our simple, efficient 5-Step process:
Let’s Talk: Call us for an informal chat about your needs. We'll start surveying your London property remotely to spot any early constraints.
The Proposal: You'll get that transparent, fixed-price quote and, more importantly, a guaranteed installation date. No vague promises.
Planning Submission: We manage the full planning application with your specific London Borough Council. You just sit back and wait for the green light.
The Build: We construct your custom steel-frame annexe at our dedicated facility, ensuring perfect quality control every step of the way.
Installation & Handover: Our team assembles and commissions the annexe. It’s done in weeks. We hand you the key, and you're ready to move in.
Stop letting the London hassle block your progress. Get in touch today and let's start the only part that matters: building your space.
Fill out our enquiry form today
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| Dimensions (External) | 5.0m | 6.0m | 7.0m | 8.0m | 9.0m | 10.0m |
|---|---|---|---|---|---|---|
| 5.0m | £82,500 | £99,000 | £115,500 | £132,000 | £148,500 | £165,000.00 |
| 5.5m | £90,750 | £108,900 | £127,050 | £163,350 | £145,200 | £181,500.00 |
| 6.0m | £99,000 | £118,800 | £138,600 | £158,400 | £178,200 | £198,000.00 |
| 6.5m | £107,250 | £128,700 | £150,150 | £171,600 | £193,050 | £214,500.00 |
| 7.0m | £115,500 | £138,600 | £161,700 | £184,800 | £207,900 | £231,000.00 |
The above prices are inclusive of inclusive of 5% VAT, foundations, structural steel frame, external walls, silicon render or cladding, flat roof, painted walls & ceilings, electrics & lighting, flooring, up to 3m wide Aluminium doors / windows and installation of bathroom and kitchen (client to supply fixtures).
Exclusions: Demolitions, ground preperation, mains services connections, drainage works, professional fees, statutory approvals and new structural openings - all can be quoted for as required.
Our structural steel frame modular extensions are the perfect solution for all those seeking an exceptional quality, efficiently installed single story extension at an affordable, fixed inclusive price with an industry leading 10 year guarantee from the professional, reputable and reliable team of construction professionals here at Vita Modular.
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At Vita Modular, our team of trustworthy construction professionals offers a range of modern garden rooms made with a modular structural steel frame. These garden rooms are designed to provide supreme quality and can be efficiently installed. We understand the importance of affordability, so our prices are fixed and affordable for all. Additionally, we offer an industry-leading 10 year warranty for your peace of mind.
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At Vita Modular we take great pride in our work and find it incredibly rewarding hearing from our clients once they have had time to use and enjoy the new space we built for them. Below are just a few case studies, some with full video testimonials, of our recently completed projects - keep checking back as we're adding new case studies on a regular basis...
Complete our customer enquiry form so we can fully understand your Annexe requirements, and one of our dedicated team members will contact you to arrange a design consultation.
We will send over a proposal that includes our terms and conditions, technical drawings, agreed payment plan details, and offer you a fixed installation date commitment for your Annexe.
One of our friendly project managers will take a few measurements at a pre-arranged site survey and make all considerations to ensure the installation process will go as smoothly as possible.
Our team will begin the manufacturing process at our Warwickshire production facility to hand-craft your modular Annexe and book in our installation team for the agreed installation date.
We will contact you around a week before the agreed installation date to confirm any final arrangements that need to be made. Our install team will arrive on the morning of your install date.
We would love to hear about your modular building requirements and create a space you will be proud of. Please complete our enquiry form below where one of our team will contact you usually within 24 hours of your enquiry.
Please contact us to arrange a visit to our showroom or nearest completed project to you
I’ve been looking to build a quality garden annex for some time but never found a company to fit our very specific requirements within a reasonable budget. The guys at Vita Modular took on the challenge and went above and beyond to accommodate us. We’re so pleased with the result.
Frederique Shaw (London)
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By far this has been the best experience we have had with any work we have ever had done to any house we have lived in. The innovation is great, the way the back office team have dealt with us was kind and professional, and the way the onsite team have worked has been exceptional. What a lovely team. The results have changed the way we use the house in a very positive way. Thank you to everyone.
Derek Mclean (Cirencester)
Show/Hide full testimonialDelighted with our extension! We wanted to move our utility room so that we could open the back of the house to the garden, and were let down by an architect and numerous traditional builders (frankly we think our project was just too "small" to keep their interest) . Subsequently we started searching for alternative methods and modular builds, and feel like we struck gold with Vita Modular. The team remained enthusiastic from start to finish, and worked with us creatively to make the build happen on a tight budget. The budget was meticulously calculated and kept track of, so that once we started we knew exactly where we stood with costs. We're still amazed how quickly the extension went up! As a bonus, without the need for concrete lorries and brick deliveries, the restricted access to the back of our house was never an issue. The team helped us with the structural changes required in the existing rooms and installed a new large picture window and sliding doors that open onto the garden (beautiful quality aluminium frame double glazing). We're still currently decorating and landscaping, but the extension has already made a huge difference to our enjoyment of the house and garden. Our only regret is that we didn't find Vita Modular sooner.
Hanri van Wyk (Oakham)
Show/Hide full testimonialWe are delighted with our Garden Room from Vita Modular. The service we received was fantastic all the way through the project. The company is professional and the build quality is very good.
Martine & James Graham (Lichfield)
Show/Hide full testimonialOur whole experience of getting a modular extension and garden room with Vita Modular was second to none. A truly rare first class building company to deal with right from initial enquiry to completion. Their highly knowledgeable team were nothing short of incredible in promptly and professionally catering for all of our specific design requirements whilst being completely transparent on any cost changes at all times. The build process was as quick, clean and efficient as I have ever seen in my many years of experience in the building industry. Overall the service levels, competitive pricing and impeccable build quality + attention to detail that Vita provide speaks for itself; we’re only too happy to recommend their services to anyone looking for additional space.
Mr N Bailey
Show/Hide full testimonialThe 5m x 3m extension we had done by Vita Modular last month is just perfect. The build quality, price and overall performance is really second to none. From our first enquiry the team at Vita were so prompt in dealing with all our many queries, extremely knowledgeable and completely transparent on all areas of their pricing. We were really happy with their inclusive pricing and that they managed the whole building control process for us so we didn’t have to do anything at all. They installed our extension from start to finish in just 2 weeks without any fuss as promised which was just unbelievable. The guys on site were a pleasure to have, very courteous, hard working and punctual we hardly noticed they were there. All in all working with Vita was a brilliant experience, far above and beyond anything we’ve had or seen with other general builders.
Jane Stilwell
Show/Hide full testimonialWe selected Vita Modular after spending quite a lot of time researching the market because we believed they offered the best value for money, with an innovative construction technique, a stylish design, and an excellent choice of materials. Our experience made us even happier that we had chosen them. Everything was handled with the utmost professionalism, with all of our (often detailed) questions answered quickly and politely. The team that came to install the building worked really hard and were very respectful of our property, taking great care over even the smallest things. Everything was completed on time, with minimum fuss to us. The final building is everything we had hoped for, and already being used a lot. Highly recommended.
Simon Christmas and Daniel Adiego (The Bloomsbury Gardener)
Show/Hide full testimonialSuper friendly and honest company delivered exactly what we wanted on time and with no fuss. For the quality of product their prices are very good and they don’t cut corners on anything, we felt in safe hands throughout the whole process and very happy with the end product.
Katia and Steve Grownoski (London)
Show/Hide full testimonialWe were searching the market for a garden room for a long time before coming across Vita and so glad that we did. The level of detail and options available for us to be able to design our own garden room was fantastic and far better than anything else we came across. They were so open and transparent about their pricing which was really refreshing and even with all the extras we put in the price was considerably less than the prices we were getting quoted elsewhere. All round great guys.
Audrey & Lawrence (Warwickshire)
Show/Hide full testimonialWe are delighted with our 4.2m x 3m garden room. Vita Modular were exceptional to work with throughout - from initial discussions, a meticulous design stage and the actual build. They have a rare attention to detail - this meant that our room (which we use an office and recording studio) was finished to our own specific needs. They over delivered in every aspect and communicated with us carefully throughout the process. The team who built the room were polite, diligent and a pleasure to have around the place. The garden room has been really life changing in both personal and professional terms. The whole family love it and we are so happy that we chose to work with Vita Modular.”
Sam & Anna Delaney (London)
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Building control fees are not included in our prices and will be itemised separately in your Estimate. We will manage the whole building control process for you.
