Rooms & prices
Prices
Every price includes VAT.
No “from + VAT”, no brochure wall, no waiting for a call-back to find out. These are the same figures the 3D designer uses; after the survey your design becomes one fixed price, VAT included.
The collection
Cheapest first, the annexe last.
Each “from” price is the smallest size in the Essential finish, western red cedar and sliding doors, with nothing optional added.
| Building | From, incl. VAT | Sizes |
|---|---|---|
| Spa deck | £20,500 | Deck and tub |
| Sauna house | £31,000 | 6–14 m² |
| Garden room | £38,000 | 14–40 m² |
| Garden gym | £42,500 | 16–36 m² |
| Golf simulator room | £55,500 | 16–36 m² |
| Garden annexe | £80,500 | 24–60 m² |
Worked examples
Real designs, real figures.
Five designs priced by the 3D designer, as a visitor would build them. Open any of them in 3D and change it.
| Design | Guide price, incl. VAT | On site |
|---|---|---|
| A garden room 20 m² · Signature finish · charred larch · bifold doors · air conditioning | £55,500 – £61,500 | 7 weeks |
| A garden office 16 m² · Essential finish · western red cedar · sliding doors · smart lighting & audio | £44,000 – £48,000 | 7 weeks |
| A garden gym 24 m² · Essential finish · thermowood · bifold doors · shower room | £64,000 – £70,500 | 8 weeks |
| A sauna house 10 m² · Signature finish · charred larch · a cold plunge | £52,500 – £58,000 | 6 weeks |
| A garden annexe 40 m² · Signature finish · western red cedar · frameless corner glass · covered canopy | £125,000 – £137,500 | 11 weeks |
Options
Every option, with its price.
| Option | Price, incl. VAT |
|---|---|
| Essential finish | Included |
| Signature finish | + 15% of the building |
| Bespoke finish | + 30% of the building |
| Western red cedar | Included |
| Thermowood | + 2% of the building |
| Charred larch | + 5% of the building |
| Anthracite composite | + 3% of the building |
| 3-panel sliding doors | Included |
| Bifold doors | Included |
| Frameless corner glass | + £7,800 |
| Shower room | + £11,400 |
| Kitchenette | + £9,360 |
| Air conditioning | + £2,160 |
| Smart lighting & audio | + £3,840 |
| Covered canopy | + £7,008 |
| Composite deck, 12 m² | + £5,988 |
| Sunken hot tub with its own deck | + £20,604 |
| Cold plunge | + £6,480 |
What the price includes
What you pay for, and what it assumes.
- Included
The design, ground screws, the building itself, electrics with their certificate and the power cable from your house, delivery, fitting and clearing up. An annexe also includes its shower room and kitchenette, and their water and drainage connections.
It assumes level ground, access down the side of the house, and power, water and drainage that can be run from the house without unusual groundwork. Every difference the survey finds is explained line by line.
- The range
Yes. Every price on this site includes VAT at 20%.
The designer shows two numbers. The lower one is the design as you have drawn it; the upper one allows for what the survey might find. After the survey, it becomes one fixed price, VAT included.
The planning and drawings package is shown separately, and credited back in full when you build with us.
- Planning & drawings
£2,340 incl. VAT for annexes, and for buildings over 30 m², where planning or building regulations apply. Credited back in full when you build with us. How planning works.
- Council fees
Passed on at cost; we tell you the amount before we pay it. National fees from 1 April 2026: a certificate for a building in the garden £136; a householder application for a building in the garden £272; for work to the house itself £548; listed building consent free. Building control fees are set by the building control body.
Pools, ponds and landscaping in our pictures are shown for context. KF builds the rooms; landscaping and decking can be arranged with the build.
How you pay
You pay as it is built.
Four stages, each tied to something you can see in your garden. All four are written into your contract before you pay anything, and nothing is owed after completion. No finance: every payment is made before completion.
Example amounts are for the smallest annexe, £80,500 incl. VAT. Yours are in the 3D designer, and fixed in your quote after the survey. The terms are confirmed in your contract.
35%
On booking
When we both sign the order confirmation
Your place in our programme, the final drawings, and the doors, glass and panels made to measure for your building, ordered once your 14 days have passed.
Refundable if you cancel within the 14-day cancellation period.
Example £28,175
40%
When our team arrives on site
The day the crew starts in your garden
The build itself: the ground screws, the frame, the floor and the roof, raised by the crew named in your contract.
Example £32,200
20%
When the building is built and watertight
Roof on, doors and glass in
The building is closed to the weather. This stage pays for what follows: the cladding, the electrics and the interior.
Example £16,100
5%
On completion, once the snag list is done
After the walk-round with you
We put right every item on the snag list and hand over the certificates and guarantees. Only then is the last 5% due.
Example £4,025
In your contract first
Every stage and its amount is written into your contract before you pay anything.
Invoiced as it is reached
Each stage is invoiced when it is reached, with photographs of the finished stage.
Bank transfer or card
No card fee. Our bank details never change by email; call us to confirm them before you first pay.
Nothing after completion
The 5% at completion is the last payment. There is nothing to pay afterwards.
Questions
On price and payment.
Is the price really VAT-inclusive?
Yes. Every price on this site includes VAT at 20%.
The designer shows two numbers. The lower one is the design as you have drawn it; the upper one allows for what the survey might find. After the survey, it becomes one fixed price, VAT included.
The planning and drawings package is shown separately, and credited back in full when you build with us.
What does the price include?
The design, ground screws, the building itself, electrics with their certificate and the power cable from your house, delivery, fitting and clearing up. An annexe also includes its shower room and kitchenette, and their water and drainage connections.
It assumes level ground, access down the side of the house, and power, water and drainage that can be run from the house without unusual groundwork. Every difference the survey finds is explained line by line.
What deposit do you take?
Four staged payments:
- 35% on booking
- 40% when our team arrives on site
- 20% when the building is built and watertight
- 5% on completion, once the snag list is done
The 35% on booking is refundable if you cancel within the 14-day cancellation period.
By bank transfer or card. Nothing is owed after completion.
Every stage is written into your contract before you pay anything, and each is invoiced when it is reached, with photographs of the finished stage. See what each stage pays for.
Can I change my mind after signing?
Yes. You have 14 days after signing to cancel, as the law gives you for a contract made at home or at a distance. If you want us to start sooner than that, you ask us in writing.
Made to measure
See your own price.
Build it in 3D: choose the room, the size, the cladding and the glass, and the price follows as you go, VAT included.
Or talk to us: Ivan, 07389 840483 · Hristiyan, 07934 524074 · WhatsApp Hristiyan (opens WhatsApp)