Premium modular structures for sale, commercial lease and outdoor events. Fully insulated, expertly engineered, designed for year-round outdoor living.
One design, 6m × 2.5m, fully insulated and pre-wired. It arrives finished and we install it in a day.
Fixed price £13,995 Have a look Self-contained living for familyThree self-contained annexes with kitchen, bathroom and bedrooms. Buy outright or rent monthly — and you can design yours online.
From £29,995 Explore the rangeMost garden buildings are designed from scratch every time, which is usually where the surprises come from. We have gone the other way — a handful of designs we fit again and again, ordered in volume and kept in stock.
Every building we sell is a design we have already specified, checked and installed. There is nothing to work out on the day, and nothing to discover halfway through.
A standard design means standard costs, so £13,995 really is what you pay for a garden room — no variations, and nothing appearing later.
Garden rooms are already in stock in St Helens, so you are looking at four to six weeks rather than waiting for one to be made. Even the made-to-order annexes take 14 to 16 weeks, where a bespoke build often runs to five months or more.
It arrives complete — insulated, wired and finished. Our team turns up in the morning, and you can be using it that evening.
Because it is the same specification every time, we know exactly how these buildings perform. That is why the structural warranty runs to ten years.
An office, a studio, a gym or somewhere quiet to sit. One size, two finishes, £13,995 all in.
Fully integrated LED lighting and power sockets, ready from day one. Both modern led perimeter LED and Central Domes for extra light.
High-performance insulation for genuine year-round comfort. 75mm in the walls and 100mm in the ceiling.
Premium double-glazed panels for thermal efficiency. Each window and door unit incorporates internal blinds.
Carefully design to a standard 6m × 2.5m footprint, suitable for most UK gardens.
Installed and ready to use by sunset on delivery day.
Built to last with a decade-long structural guarantee.
The full specification below, all of it standard. There is no upgrade list to work through.
A home office, a studio, a gym, or somewhere to sit with the doors open. One building, doing different jobs.
Select from Anthracite Wood Grain or Natural Cream woodgrain cladding.
Reserve your delivery with a flexible £3,000 deposit.
Balance payable just before delivery. 0% finance available.
Pay in full or via flexible monthly payment plans. Subject to status.
Fifteen square metres at the end of the garden, and suddenly the house is big enough.
No extension, no planning drawings, no six months of upheaval.
Three self-contained annexes, each with its own kitchen, bathroom and bedrooms. Have a look through them, or design yours online and watch the price update as you choose.
Best for one person living independently
A fully-finished single-unit annexe. Open-plan living, kitchenette, wet room — ready to inhabit the day it lands in your garden.
Best for a couple, or a parent who wants a separate bedroom
A larger annexe with room for one or two bedrooms plus a proper living area. The middle option in the Nearby range — a real small home.
Best for full family-scale living, with room for visitors
A full family-scale annexe with two or three bedrooms, a proper kitchen and a full living space. Everything you need for a relative to live independently, close to home.
No builders in the drive for half a year. Just a delivery, and then a room.
We arrive in the morning and leave the same day, with everything finished behind us.
You will see a lot of sites put one blanket planning claim across everything they sell. What is true of a garden office is not true of an annexe someone sleeps in, so here is where each one stands.
Usually permitted development, so no planning application in most cases.
Different rules apply here. Somewhere with a bed, a kitchen and a bathroom is not permitted development.
This is general guidance rather than legal or planning advice, and it is no substitute for a word with your local authority. Every site is a little different, so we will give you a written assessment for yours before you commit to anything.
We started in 2026, so we cannot point at a long list of past installations just yet. What we can point at is this.
The company is new, but the people are not — between us we have more than twenty years in construction.
We keep finished buildings at our St Helens premises, and you are very welcome to come and look around the real thing before you decide. Not a brochure photo, and not a CGI.
£300 reserves your delivery date. £3,500 once we have confirmed your building location, access and installation date. The £10,195 balance is not due until before delivery day.
When there is an offer on we will tell you plainly what it saves you. What you will not find is a countdown clock, a 'today only' price, or a better deal that appears the moment you hesitate.
Modular Outdoor Living Ltd is a company registered in England and Wales, number 17342214. You can look us up at Companies House.
Both ranges, in one place. If your question is not here, just get in touch — we usually come back within one working day.
Yes, and we would encourage it. We keep finished buildings at our St Helens premises, so you can come and look around the real thing rather than a photo. Drop us a line and we will sort a time that suits you.
We deliver and install across mainland UK. Delivery to the Scottish Highlands, the Islands, Northern Ireland or offshore locations may carry an additional charge — contact us for a quote.
Every building carries a 10-year structural warranty from the date of installation. Garden rooms also carry 5 years on windows, doors and electrics. Fixtures and fittings in the annexes — kitchen units, appliances, heating — carry manufacturer warranties, typically 1 to 5 years depending on the item. We handle warranty claims for you rather than sending you to the manufacturer.
A level base. For a garden room that is typically a concrete slab, paving slabs on a compacted sub-base, or ground screws — we send you a foundation guide once you order, and ground preparation is not included in the standard price. Annexes need a prepared base plus connections for power, water and drainage; we survey your site and confirm exactly what is required before anything is ordered.
In most cases, no. Used as an office, studio or gym — not as living accommodation — and kept under 2.5m high where it sits within 2m of a boundary, a garden room normally falls within Permitted Development. Exceptions apply to listed buildings and conservation areas, and to properties where outbuildings would cover more than half the land around the original house. Different rules apply to the annexes: see the Nearby annexes tab.
6m wide by 2.5m deep, giving 15m² of internal floor area with a 2.3m internal ceiling height. That is the standard size — it is a standardised building, not a made-to-measure one.
High-performance insulation throughout: 75mm to the walls and floor, and 100mm to the roof, where heat loss is highest. Windows and French doors are double glazed as standard. It arrives pre-wired to UK standards with a consumer unit, four double sockets and integrated LED lighting.
Three stages: £300 today to reserve your delivery date, £3,500 once we have confirmed your building location, access and installation date, and £10,195 before your delivery day. Total price £13,995. The £300 is deducted from your final balance, not added to it.
Garden rooms are held in stock, so we are not starting production when you order. Four to six weeks from order to delivery, and installation is completed on site in a single day — typically six to eight hours from the crew arriving.
Not this one, no. The garden room is designed and sold as an office, studio, gym or garden room. Adding sleeping accommodation changes its legal standing — it would no longer be exempt from Building Regulations, and it would fall outside Permitted Development. If somewhere to sleep is what you are after, that is exactly what the Nearby annexes are for.
The rules are different from a garden room, and anyone giving you a flat "no planning needed" is glossing over it a bit. Somewhere with a bed, a kitchen and a bathroom is not Permitted Development. The Nearby annexes are built as twin-unit mobile homes to British Standards and bolted together on site as the final act of assembly, so where they are used by family as part of your household they normally fall under the Caravan Sites Act 1968 instead. We are not planning consultants, so we will give you a written assessment for your own site before you commit, and we would always suggest applying to your council for a Lawful Development Certificate so you have the position in writing.
Yes — that is what it is designed for. The Caravan Act route depends on the annexe being occupied by a member of your family in connection with your main home, rather than as a separate household. Each unit is fully self-contained with its own kitchen, bathroom and bedrooms.
Not on the Caravan Act basis, unfortunately. Letting it to someone outside your family, or selling it off separately, takes it outside the terms it is sited under and would need full planning permission as a separate dwelling. If letting is what you have in mind, it is worth speaking to your local planning authority first.
Possibly. A self-contained annexe may be banded separately by the Valuation Office. Where it is lived in by a relative of the main household a 50% annexe discount usually applies, and full exemption may apply where the occupant is a dependent relative over 65, severely mentally impaired, or substantially and permanently disabled. Your local authority decides — it is worth a call to them before you order.
Around 14 to 16 weeks. Your deposit secures the production slot and triggers the site survey, groundwork happens in parallel with the build, and installation completes on site. Bespoke annexe builders routinely quote five to twelve months for the same thing.
Yes. Every model is available on a monthly rental with a one-off installation fee instead of the full purchase price, which suits families whose circumstances may change. When the need passes we collect it, so there is no building left to deal with and no disposal cost. Switch to rental mode in the configurator to see the figures for each model.
Tell us a little about your project and we'll come back within one working day with availability, options and an indicative price.