What is a double-storey extension?
A double-storey extension (also called a two-storey extension) adds rooms on both the ground and first floor in one build. It typically gives a larger kitchen or living space downstairs and an extra bedroom or bathroom above.
How much does a double-storey extension cost in Walthamstow?
In Walthamstow, a double-storey extension typically costs £2,150–£3,250 per m² of floor area (both floors), including VAT at 20% (standard rate). For a typical 36 m² project that is roughly £77,500–£117,000. We start from a UK-wide guide and adjust it for London, where labour and materials are typically about 30% above average. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (25 m²) | £54,000–£81,000 |
| Typical project (36 m²) | £77,500–£117,000 |
| Larger project (50 m²) | £107,500–£162,500 |
| Rate per m² | £2,150–£3,250 |
What moves the price most:
- Scaffolding and access to the rear
- Steel beams where walls are opened up
- Bathrooms or en-suites on the first floor
- Total floor area across both floors
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a double-storey extension in Walthamstow?
Approvals for a double-storey extension in Walthamstow follow the rules for England. In England an extension of more than one storey can only be permitted development at the rear, no more than 3 metres deep and at least 7 metres from the rear boundary, with matching materials and any upper side windows obscure-glazed. Most double-storey extensions therefore go through a householder planning application.
Where work involves a shared wall, building on the boundary, or digging foundations within 3 metres of a neighbour’s building and deeper than its foundations (or within 6 metres for deeper work), the Party Wall etc. Act 1996 applies and notices must be served before work starts.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
On a typical double-storey extension we handle:
- Structural engineer’s calculations
- Foundations, drainage and scaffolding
- Electrics, heating, plumbing and plastering
- Windows, doors and staircase alterations
- Opening up at both levels with steel beams
- Building control sign-off
How long does it take?
Expect 14 to 20 weeks on site, after planning and building control approval. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Walthamstow
Space is at a premium in London, so homeowners often build out into the side return or up into the roof rather than move.
Walthamstow sits in Greater London, about 7 miles north-east of central London. We cover the whole of Walthamstow, including postcodes E17.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about double-storey extensions in Walthamstow
How much does a double-storey extension cost in Walthamstow?
In Walthamstow, a double-storey extension typically costs £2,150–£3,250 per m² of floor area (both floors), including VAT at 20% (standard rate). A typical 36 m² project comes to roughly £77,500–£117,000. Your fixed price depends on the survey and drawings.
Who approves a double-storey extension in Walthamstow?
Planning matters in Walthamstow go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
Can I live at home during the work?
Most families stay put. The shell is built first and the house is opened up late in the job, so disruption inside is limited to a few weeks.
Will the first floor need a new staircase?
Not normally. The new rooms are reached from the existing landing, though a doorway or short corridor may need to be formed.
What drawings do I need?
Planning drawings for the application, then more detailed building regulations drawings and structural calculations for building control. We prepare both.