Extensions over a garage in Tywyn

Before you start in Tywyn, here's what applies.

Postcode districts: LL35, LL36, LL37, LL38, LL39 and LL42
County / area: Gwynedd and Anglesey, Wales
Price region: Wales
Guide price: £29,000–£42,000 (£1,610–£2,350 per m²)
Approval route: Can be permitted development in Wales if it is 10.5 m from the side boundary, set back 1 m from the front and doesn't widen the house by more than half; otherwise planning permission.
Nearest towns: Aberystwyth (11.8 miles), Penparcau (12.6 miles), Pwllheli (25 miles)
Distance to Bangor (Gwynedd and Anglesey): about 44.4 miles
First visit: Free, no obligation

About an extension over a garage

An extension over a garage is a new first-floor room built on top of an existing attached garage, usually a bedroom, en-suite or study. It uses a footprint you already have, so it adds floor space without taking any garden. The garage walls and foundations often need strengthening or replacing to carry the new floor.

Around Tywyn we also work in Aberystwyth, Penparcau and Pwllheli, and across the rest of Gwynedd and Anglesey. Postcode districts in and near Tywyn: LL35, LL36, LL37, LL38, LL39 and LL42.

What it costs in Tywyn

Expect an extension over a garage in Tywyn to land somewhere around £29,000–£42,000 for 3 m × 6 m of new first-floor space (18 m²). Our Wales guide rate is £1,610–£2,350 per m², including VAT. Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

Spec	Per m²	3 m × 6 m of new first-floor space (18 m²)
Essential	£1,480–£2,160 per m²	£26,500–£39,000
Standard	£1,610–£2,350 per m²	£29,000–£42,000
Premium	£1,930–£2,820 per m²	£35,000–£50,500

Planning and building regulations in Tywyn

In Wales, building over a side garage can be permitted development if the result is at least 10.5 m from the boundary opposite the side wall, set back at least 1 m from the front of the house and does not widen the house by more than 50%. Garages close to the boundary usually fail these tests, so a householder application costing £585 is often needed.

Approval in Wales: Householder planning application: £585. Councils normally decide householder applications within 8 weeks.

Building regulations: Building regulations approval under the Welsh Approved Documents, which differ from England's in places (notably energy efficiency).

Design points for Tywyn homes

Matching the house

A room over a garage usually sits beside the front of the house in full view, so roof form, ridge height, windows and brick matter. Setting the front wall and ridge back slightly from the main house usually helps it look as if it belongs.

Garage walls and the door opening

Garage walls are often a single skin of brick or block with piers, and the wide door opening needs a beam over it. Many over-garage extensions need new inner walls or a steel frame to carry the floor and to insulate properly, which we confirm before the design is fixed.

How we'd run your project

Look at the house
We start in Tywyn with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Get it approved
Once you're happy with the design we submit it to the council for Tywyn and deal with any questions from the planning officer.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about extensions over a garage in Tywyn

Which postcodes do you cover around Tywyn?

We cover Tywyn (LL35, LL36, LL37, LL38, LL39 and LL42) and nearby places including Aberystwyth, Penparcau and Pwllheli, plus the rest of Gwynedd and Anglesey. The first site visit is free.

How much does an extension over a garage cost in Tywyn?

Our guide for Wales, which covers Tywyn, is £1,610–£2,350 per m² including VAT. A typical project with 3 m × 6 m of new first-floor space (18 m²) comes to about £29,000–£42,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Who handles building regulations for a project in Tywyn?

We handle it as part of the project. What's needed in Wales: building regulations approval under the Welsh Approved Documents, which differ from England's in places (notably energy efficiency). We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

Do I need to convert the garage as well?

No. You can keep the garage for parking or storage and build only the room above, as long as the floor between them and any door into the house meet fire separation rules. Converting the garage at the same time is often good value, because the walls and foundations may be upgraded anyway.

Can my garage take a room on top?

Sometimes, but it needs checking. Many garages are built on shallow footings with thin walls, designed only for a single storey. We dig a trial hole and inspect the walls, and the structural engineer decides whether to reuse them, strengthen them, underpin the footings or build new foundations inside the garage.

Nearby

The same service in neighbouring towns:

Other extensions in Tywyn

All two-storey extension services in Tywyn · Extensions over a garage across Gwynedd and Anglesey

Book a free site visit in Tywyn and we'll tell you what's possible, what approvals you need and what the design stage would cost.