A genuine annexe is a complete home, not a garden room with a kettle. Here's what's included as standard — a full kitchen and bathroom — at every size we build, and what each costs.
The short answer. Every Vita Modular granny annexe includes a full fitted kitchen and a full bathroom as standard — not as optional extras. That's true at all three sizes: 1-bed (24m², £54,790), 2-bed (40m², £85,990) and 3-bed (50m², £105,490), all inc. VAT. You supply your own second-fix fittings (taps, appliances, sanitaryware); the fitted units, plumbing and electrics are included.
One of the most common questions families ask is whether a granny annexe really is a self-contained home — or whether the kitchen and bathroom are costly add-ons that push the real price well beyond the headline. With Vita Modular, they're standard. Every annexe, at every size, is a complete dwelling: a fitted kitchen, a full bathroom, a bedroom (or two, or three) and a living area, all included in the quoted price.
This is what separates a genuine annexe from a garden room with a kettle in it. Your relative has a real home — somewhere to cook properly, wash properly, and live independently — not a bedsit that depends on the main house for the basics.
| Size | Bedrooms | Kitchen | Bathroom | Price (inc. VAT) |
|---|---|---|---|---|
| 24m² (1-bed) | One double | Full fitted | Full | £54,790 |
| 40m² (2-bed) | Two | Full fitted | Full | £85,990 |
| 50m² (3-bed) | Three | Full fitted | Full | £105,490 |
At the smallest size the kitchen and living area are typically open-plan to keep the space feeling generous; at the larger sizes the kitchen can be a defined room. The bathroom can be specified as a standard bathroom or a wet room — the latter is popular where accessibility matters. Every layout is bespoke.
For a worked example of the full inclusion list at one size, see our 1-bedroom annexe cost breakdown.
A self-contained annexe with its own kitchen and bathroom is treated differently in planning terms from a simple outbuilding — it's genuine living accommodation. Whether it's built under the Caravan Act or to full Building Regulations affects the price and the build standard — both routes are 0% VAT, with the Building Regs route around 10% higher in base cost. We advise on both at a free site survey. See the full annexe range and inclusion list →
Once the kitchen and bathroom basics are covered, the rest is about comfort and character — layout, storage, finishes and the small touches that turn a new build into a home. For ideas, see our guide to making your new annexe feel like home.
Design your self-contained annexe — full kitchen and bathroom included, whatever the size. Get your instant fixed price →
