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Supported projects → Garage with office above
A two-storey side extension under scaffolding, bricklayer on the lift and a labourer loading blocks
garage · provisional

Garage with office above: how it is priced

A garage below and a home office above. The office is a habitable room: insulated, lined, heated and wired, with its own stair and windows.

FICTIONAL WORKED EXAMPLE · 6.5m × 6m (external) · 63.7 m² internal · finish: complete
£117,394.80
inc. VAT at 20% · £97,829.00 before VAT · about £1,535.30/m² · roughly 10 weeks on site
Materials (65 lines, catalogue allowances dated 2026-09-24)£31,139.20Labour (1115 person-hours at a blended £30/hr)£33,453.30Provisional allowances (5)£8,400.00Plant£980.00Overheads 10% + contingency 5%£11,095.88Profit (15% markup)£12,760.26
WHERE THE MONEY GOES (AT COST)
External walls£20,313.75Roof£10,430.05Structural elements£7,861.00Windows & external doors£7,060.00Insulation & internal linings£5,220.25Internal finishes£4,238.40Floors£4,093.80Excavation & foundations£3,806.25

Open the full line-by-line example →

Default answers, a blended £30/hr labour rate and dated catalogue allowances. Your job, your rates and your merchant prices will differ — that is the point of the tool. Templates marked provisional are being validated against measured projects; every estimate says so.

What the wizard asks

  1. Dimensions — Are these internal or external measurements?, Length — length, Width — width, Wall height per storey
  2. Roof — Roof type, Pitch, Covering, Rooflights
  3. Walls — Wall construction, Outside finish
  4. Ground and foundations — Foundation type, Foundation depth, Ground, Floor construction…
  5. Garage windows and doors — Openings
  6. The room above — Heating upstairs, External staircase, Windows and doors upstairs
  7. Site — Anything to take down first?, Drainage, Access for deliveries and plant
  8. How far do you take it? — Stage of completion, Specification level
  9. Garage electrics — Garage sockets and switches, Garage light fittings
  10. Inside finishes — Plastering, Flooring, Decoration, Internal doors…
  11. Inclusions, exclusions and notes — Exclusions, Notes for the estimate

Assumptions this example carries

  • The room above is ancillary to the house (home office/studio), not a separate dwelling; a fire-rated ceiling to the garage is priced.
  • Foundations: trench fill 600mm wide × 1.0m deep in GEN1 concrete under all new external walls.
  • Ground floor: 150mm concrete slab on 150mm compacted hardcore.
  • Openings over 2.7m wide may need an engineer-specified lintel or steel; a heavy-duty catalogue lintel has been allowed.
  • External walls: facing brick outer skin, 100mm full-fill insulated cavity, 100mm block inner skin.
  • The existing consumer unit has spare capacity for the new circuits; if not, a new unit is extra.
  • External walls: facing brick outer skin, 100mm full-fill insulated cavity, 100mm block inner skin.

Priced work packages

Preliminaries & site setup · Demolition & clearance · Excavation & foundations · Floors · External walls · Roof · Windows & external doors · Drainage · Electrical · Scaffold & access · Plant hire · Waste removal · Deliveries · Testing & certification · Fees & approvals · Structural elements · Insulation & internal linings · Internal finishes · Plumbing & heating

Provisional sums

  • Roof trusses (pitched roofs)
  • Building control fees
  • Ground conditions
  • External staircase
  • First-floor structure design where spans exceed 4.5m
  • Fire-rated ceiling detail

Not included

  • Planning application, drawings and party wall matters
  • Furniture, appliances and loose fittings
  • Landscaping and reinstatement beyond the working area
  • Anything found on opening up that could not be seen at survey
  • Driveway, hardstanding and dropped kerb
Related build types
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Attached garage

Single or double garage built against the house.

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Garage with self-contained flat above

Double garage with a separate flat above — its own access, services and fire separation.

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