A one-bedroom granny annexe from Vita Modular is £58,950 inc. VAT — a complete 24m² self-contained home with kitchen, bathroom, bedroom and living area. See the full inclusion list, layout and use cases.
The short answer: A one-bedroom granny annexe from Vita Modular costs £58,950 inc. VAT — a complete, self-contained 24m² home with its own front door, kitchen, bathroom, bedroom and living area. Built off-site and installed in 3–7 weeks, under the Caravan Act at 0% VAT, with a 10-year structural warranty. This is the full price for the building; only your own choice of second-fix fittings sits on top.
A one-bedroom annexe is the most popular size Vita Modular builds, and for good reason: at 24m² it's large enough to be a genuine, comfortable home, and compact enough to fit on most suburban plots without dominating the garden. At £58,950 inclusive of VAT, it's also the point where the numbers make the clearest sense against the alternatives.
That price is for a complete, finished building — not a shell. It includes the engineered timber frame and SIPs construction, full insulation, external cladding, roof, all glazing and doors, a fitted kitchen, a fitted bathroom, electrics, lighting, flooring and decoration. You supply your own second-fix fittings — the taps, sanitaryware and appliances you want — and everything else is done.
Because the annexe is built under the Mobile Homes Act (the Caravan Act) to BS3632, it's zero-rated for VAT and confirmed by a Lawful Development Certificate rather than a full planning application — one of the reasons a one-bed annexe lands at this price. More on the two build routes →
The 1-bed footprint suits three situations especially well — and it's worth being clear about which one you're solving for, because it shapes the layout.
The most common reason families build one. A parent keeps full independence — their own front door, their own routines — with family a few steps away rather than a car journey. Against residential care at £67,600 a year, a £58,950 annexe breaks even in under 11 months. See the full care comparison →
A grown-up son or daughter who needs their own space — saving for a deposit, returning after university, or simply wanting independence without the cost of renting. A self-contained annexe gives them a real home rather than a childhood bedroom.
Some families build a one-bed annexe as a garden office first, knowing it can flex into accommodation later — for a relative, a guest, or a lodger. Because it's a genuine self-contained dwelling, it holds that optionality in a way a simple garden room doesn't.
A 24m² one-bed annexe typically runs as an open-plan kitchen-living space at one end, a double bedroom at the other, and a bathroom between them. The open-plan approach keeps the living area feeling generous despite the compact footprint, and the layout can be adjusted — a larger bathroom for accessibility, a bigger bedroom, a defined kitchen — to suit who's living there. Every annexe is bespoke; the 24m² one-bed is a starting point, not a fixed box.
Beyond the breakeven against care, an annexe is an asset that largely pays for itself: on average it returns around £1.50 in added property value for every £1 spent. A £58,950 one-bed annexe can therefore add in the region of £88,000 to the value of your home — while a care home fee leaves nothing behind.
The £58,950 is the building. The only things quoted separately are groundworks where a site needs them (a sloping or awkward plot), any drainage connection, and your own choice of second-fix fittings. Vita confirms all of these at a free site survey and prices them at fixed rates, so there's no mid-build surprise.
See your one-bed annexe price — a fixed, all-inclusive figure in minutes, or book a free site survey. Get your instant fixed price →
