What is a side return extension?
A side return extension fills the narrow passage that runs alongside the back addition of many Victorian and Edwardian terraced houses. It widens a galley kitchen into a proper kitchen-diner, usually with a sloping glazed roof to keep the room bright.
How much does a side return extension cost in Ealing?
In Ealing, a side return extension typically costs £3,000–£4,300 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £36,000–£51,500. Prices across London are typically 30% above the UK average for this kind of work, which is reflected in the range for Ealing. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £24,000–£34,500 |
| Typical project (12 m²) | £36,000–£51,500 |
| Larger project (17 m²) | £51,000–£73,000 |
| Rate per m² | £3,000–£4,300 |
The main things that change the cost:
- Party wall surveyor fees
- Steel beams and propping of the back addition
- Moving drains and soil stacks
- Length of the side return
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a side return extension in Ealing?
Approvals for a side return extension in Ealing follow the rules for England. In England a side return infill is treated as a side extension. It may be permitted development if it is single-storey, no more than 4 metres high and no wider than half the original house, but not in a conservation area. Because side returns sit on the boundary, party wall notices are almost always needed.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
On a typical side return extension we handle:
- Foundations and drainage, including any build-over agreement
- Survey of party walls, drains and the existing back addition
- Building control sign-off
- Steel beams to remove the side wall
- Floor levelling, heating and electrics
- Drawings and planning or permitted development check
How long does it take?
Expect 10 to 14 weeks on site. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Ealing
Many London boroughs have conservation areas and detailed design guides, so early design advice saves time at the planning stage.
Our Ealing coverage includes postcode districts UB18, W5 and W13, and we also work in nearby places such as Southall, Greenford and Hayes.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about side return extensions in Ealing
Is a glass roof too hot or cold?
Modern solar-control double or triple glazing reduces glare and heat loss. Building regulations also limit how much glazing you can have unless the design shows it performs well enough.
How much space does a side return add?
Typically 1.5 to 2.5 metres of width along the back addition. It often turns a narrow galley kitchen into a family kitchen-diner.
How much does a side return extension cost in Ealing?
In Ealing, a side return extension typically costs £3,000–£4,300 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £36,000–£51,500. Your fixed price depends on the survey and drawings.
Do you build side return extensions in Ealing?
Yes. We build side return extensions across Ealing, including postcodes UB18, W5 and W13. Every project starts with a free home visit.
Does a side return extension need planning permission?
It depends on the design and where you live. In England a side return can sometimes be permitted development, but side extensions in conservation areas and on many terraced streets need an application. We check your house’s rights before designing.