West Ham, Greater London
Two-storey rear extension in West Ham
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design, get the approvals for and build two-storey rear extensions in West Ham and the surrounding area, with one contract from the first survey to building control sign-off.
We cover West Ham (E7, E13 and E15) as part of our Greater London work. In West Ham, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a two-storey rear extension cost in West Ham?
Guide prices for a two-storey rear extension in West Ham start from our London rate of £2,340–£3,510 per square metre, including VAT. London prices sit at the top of our range because of labour rates, access through the house, parking suspensions and skip licences.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £70,000–£105,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £112,500–£168,500 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a two-storey rear extension in West Ham?
Planning for a two-storey rear extension in West Ham follows the English householder rules.
England's rules allow a rear extension of more than one storey without an application only when it is no deeper than 3 metres and at least 7 metres from the boundary opposite the rear wall, and never on designated land. Most two-storey schemes need householder planning permission.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in West Ham like to extend?
Period terraces in West Ham sit alongside flats, and the difference matters: houses usually keep permitted development rights, while flats and maisonettes need planning permission for any rear extension.
How a two-storey rear extension in West Ham comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Two-storey rear extensions near West Ham
Neighbouring places we cover include Stratford (0.7 miles) and Canning Town (1.4 miles).
- Two-storey rear extension in Stratford
- Two-storey rear extension in Canning Town
- Two-storey rear extension in Bow
- Two-storey rear extension in Manor Park
- Two-storey rear extension in Leyton
Other work in West Ham:
FAQ
Two-storey rear extension questions in West Ham
What postcode areas do you cover around West Ham?
Including E7, E13 and E15, and the surrounding Greater London area.
How much does a two-storey rear extension cost in West Ham?
As a guide, £2,340–£3,510 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £70,000–£105,500 at that rate. Your written price follows the survey.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
Is the site visit in West Ham free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Can you match the brick or stone on my West Ham house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Do you handle building control in West Ham?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.