A single-storey extension is a new ground-floor room built onto your house, usually at the rear or side, with its own foundations, walls and roof, creating a bigger kitchen, living space or bedroom without moving home.
If you have a single-storey extension on your list for a property in Leytonstone, we can help from the first measurements to the final clean-up. For a typical home, plan for 10–16 weeks on site, though larger or more complex jobs take longer. We cover postcodes E7, E10, E11 and E15 and nearby Walthamstow, Stratford and Ilford, and every quote we send is fixed for the scope described in it.
- Guide price
- £45,500–£98,000 inc VAT
- Time on site
- 10–16 weeks on site
- Postcodes
- E7, E10, E11, E15 and E17
- Planning rules
- England
- Local area
- Greater London
- Survey
- Free, with a written quote
Single-storey extensions prices in Leytonstone
What will a single-storey extension cost in Leytonstone? Our guide range is £45,500–£98,000 including VAT. That figure is adjusted for London, about 30% above the national guide, and is intended for planning a budget. A firm written price for your chosen specification follows a free survey at your home.
| Type of job | What it usually involves | Guide in Leytonstone |
|---|---|---|
| Small extension (8–12m²) | A modest rear or side extension, such as a utility room or a slightly larger kitchen. | £28,500–£52,000 |
| Typical rear extension (15–25m²) | A kitchen-diner or family room with bifold doors and a rooflight or lantern. | £45,500–£98,000 |
| Large or wrap-around (30m² plus) | A wrap-around or wide rear extension, often with structural steelwork into the house. | £91,000–£169,000 |
What moves the price up or down:
- Floor area, shape and number of corners
- Roof type, rooflights, lanterns and the amount of glazing
- Ground conditions, foundation depth and drains to divert
- Finishes, kitchen, flooring and heating specification
What does the job include in Leytonstone?
- Groundworks, foundations and below-ground drainage
- Cavity walls built and insulated to building regulations
- Flat or pitched roof, with rooflights or a lantern if specified
- Electrics and plumbing by qualified trades, with certificates
- Windows and external doors, including bifolds if chosen
- Building control inspections and completion certificate
Local housing and a single-storey extension
London's housing is dominated by Victorian and Edwardian terraces, often in yellow London stock brick, with Georgian terraces in central districts and mansion blocks across many inner areas. Outer boroughs have large belts of interwar semis, and there are extensive post-war council estates. Many houses have been split into flats, and conservation areas are widespread.
London Clay shrinks and swells with the seasons, and street trees close to houses can contribute to movement, which affects foundation design.
With that background in mind, here is how we typically handle a single-storey extension for homes in Leytonstone, from the first visit to the finished result.
Planning and building rules in Leytonstone
Each UK nation sets its own consent rules, and Leytonstone is in England. What follows is a plain summary; we check the specifics for your property with the council before pricing anything.
In England, many single-storey rear extensions are permitted development: typically up to 3 m deep on a semi-detached or terraced house and 4 m on a detached house, no more than 4 m high, and covering no more than half the land around the original house. Larger rear extensions can go through the prior approval process. Side extensions, flats, listed buildings, conservation areas and homes where permitted development rights have been removed need planning permission.
Building Regulations approval is needed for almost every extension, covering foundations, structure, insulation, drainage, ventilation and fire safety. If the work is on or near a shared wall or boundary, the Party Wall etc. Act 1996 may apply.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
From survey to handover
Survey and measure
It starts with a survey at the property, free of charge. We check condition, access and services, ask how you want the finished result to look, and answer any questions you have about a single-storey extension.
Your fixed price
The quote arrives in writing, not over the phone. It covers the full scope, the finishes you've chosen, any exclusions and the payment schedule, with a fixed price tied to that specification.
Plan and prepare
With the quote agreed, we book the work in and handle preparation: permissions where needed, building control notifications, material orders and access arrangements for your Leytonstone property.
Build and hand over
The work is carried out to the agreed specification, with floors and furniture protected and the site kept tidy. At the end we clean up, walk through the finished job with you and hand over any certificates.
Why homeowners choose us
Frequently asked questions
Can we stay at home during the build?
Most people stay at home while we build a single-storey extension, because the new structure goes up outside before we break through. The disruptive part is usually the last few weeks, when we open into the house and fit the kitchen. We put up dust screens, keep a safe route through the house and agree a temporary kitchen setup if needed. Water and power are only off for short, planned periods.
What is the Party Wall Act and does it apply to me?
The Party Wall etc. Act 1996 applies in England and Wales only. In England and Wales, it requires you to give notice to neighbours before certain work on or near a shared wall, such as digging foundations within 3m of their building and deeper than its footings. Neighbours can agree or appoint a surveyor. Scotland and Northern Ireland have no equivalent Act, though general rights still apply. We identify whether notices are needed during the survey.
Is a flat roof or a pitched roof better on an extension?
A flat roof is quicker to build and usually costs less, gives a clean modern look and works well with a roof lantern. A pitched roof matches the main house, sheds water faster and allows a vaulted ceiling, but it costs more and its height can affect neighbours. Modern flat roofs in EPDM rubber or GRP last well when properly detailed. Planning rules on height can also decide the choice.
How much will a single-storey extension cost in Leytonstone?
As a guide, expect to pay £45,500–£98,000 including VAT for a single-storey extension in Leytonstone. That range is adjusted for London, which runs about 30% above the national guide. Where your project lands depends on size, materials, access and the condition of what is already there. We confirm a fixed price in writing after a free survey of your home.
Who do I deal with during the job?
One point of contact manages your project from survey to handover. They schedule the trades working under our contract, keep you updated on progress, and are the person to call with any question. You don't need to coordinate builders, electricians or decorators separately, because that is part of what we do.
Nearby towns
Homes across E7, E10, E11 and E15 in Leytonstone are within our coverage, as are those in Walthamstow, Stratford and Ilford. If you are just outside these areas, ask anyway, because we work right across the UK.