The two-bedroom annexe is what families choose when one room isn't enough — a couple, a live-in carer, or flexibility for the future. Here's exactly what £85,990 buys, and how it compares to the one-bed.
The short answer. A two-bedroom granny annexe from Vita Modular costs £85,990 inc. VAT — a complete, self-contained 40m² home with two bedrooms, its own kitchen, bathroom and living area. Built off-site on an engineered timber frame with SIPs, with a guaranteed 4-week lead time from order and a 10-year structural warranty. Available under the Caravan Act (0% VAT), or full Building Regulations (also 0% VAT, ~10% higher base cost).
If a one-bedroom annexe is the classic solution for a single relative, the two-bedroom is what families choose when the annexe needs to do more — a couple rather than one person, a live-in carer alongside the person being cared for, or simply the flexibility of a spare room. At 40m² and £85,990 inclusive of VAT, it's a genuine two-bed home in the garden, not a scaled-up studio.
That price is for a complete, finished building on an engineered timber frame with SIPs (structural insulated panels): full insulation, cladding, roof, all glazing and doors, a fitted kitchen, a fitted bathroom, electrics, lighting, flooring and decoration. You supply your own second-fix fittings; everything else is done.
| 1-bedroom | 2-bedroom | |
|---|---|---|
| Footprint | 24m² | 40m² |
| Price (inc. VAT) | £54,790 | £85,990 |
| Bedrooms | One double | Two |
| Best for | A single relative | A couple, a carer, or flexibility |
Per square metre the two-bed is close to the one-bed — you're paying for the extra floor area and the second bedroom, not a premium. For the full range and the three-bed at 50m² (£105,490), see the annexes page, and for the direct 1-bed breakdown, our 1-bedroom annexe cost guide.
Two elderly parents, or a relative and their partner, who need a proper home rather than a single room — two bedrooms means privacy and dignity, not a compromise.
Where care needs are significant, the second bedroom lets a carer stay on-site while the person keeps their own room and independence — a middle path between managing alone and residential care.
A two-bed annexe is the most flexible size: it works as multigenerational living now and as a lettable or guest annexe later. It's also the size most likely to add meaningful value — on average an annexe returns around £1.50 in property value for every £1 spent.
Like all our annexes, the two-bed can be built under the Caravan Act (BS3632, self-certified) or to full Building Regulations (building-control signed off). Both routes are zero-rated at 0% VAT; the Building Regs route costs around 10% more in base cost. Vita submits and manages a full planning application for either route, so the annexe is properly consented. Read the Caravan Act guide → and see our route-by-route cost comparison.
The £85,990 is the building. Quoted separately where needed: groundworks on a sloping or awkward plot, drainage connection, and your own second-fix fittings. All confirmed at a free site survey and priced at fixed rates.
For proof, see our two-bedroom bespoke annexe case study — a real project delivered on a fixed price.
See your two-bed annexe price — a fixed, all-inclusive figure in minutes, or book a free site survey. Get your instant fixed price →
