What is a small housing development?
A small housing development is a scheme of a few new homes, typically two to nine, on a single site. We work with landowners, small developers and investors to build schemes that already have planning permission, or help take a site through planning first.
How much does a small housing development cost in Ilford?
In Ilford, a small housing development typically costs £2,350–£3,500 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). For a typical 400 m² project that is roughly £940,000–£1,400,000. 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 (280 m²) | £658,000–£980,000 |
| Typical project (400 m²) | £940,000–£1,400,000 |
| Larger project (560 m²) | £1,316,000–£1,960,000 |
| Rate per m² | £2,350–£3,500 |
The biggest cost drivers are:
- Site access and phasing
- Planning conditions and obligations
- Number and size of homes
- Roads, sewers and adoption agreements
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a small housing development in Ilford?
The approval route for Ilford is set by planning law in England. In England small schemes need full planning permission and may involve a section 106 agreement, the Community Infrastructure Levy, highways and drainage approvals, and biodiversity net gain where it applies.
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
From survey to sign-off, the job normally involves:
- External works and landscaping
- Handover packs for each home
- Pre-construction cost plan
- Warranty and building control inspections
- Design development and discharge of conditions
- Utility connections
How long does it take?
The build itself usually takes 12 to 24 months depending on scheme size. Design and approvals come first and typically take 6 to 12 months, depending on the approval route.
Building in Ilford
Victorian and Edwardian terraces dominate many London streets, which is why side return, wraparound and mansard projects are so common here.
If your home is in Ilford or close by in Woodford, East Ham and Barking, a free home visit is the first step.
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 pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about small housing developments in Ilford
Is VAT charged on new homes?
Construction of qualifying new dwellings is normally zero-rated for VAT.
Who handles road adoption?
We build roads and sewers to adoptable standards where agreements are in place with the highway authority and water company.
What about biodiversity net gain?
In England, biodiversity net gain rules apply to many developments, with exemptions for some small sites. We work with your ecologist to confirm what applies to your scheme.
Who approves a small housing development in Ilford?
Planning matters in Ilford go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
How much does a small housing development cost in Ilford?
In Ilford, a small housing development typically costs £2,350–£3,500 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). A typical 400 m² project comes to roughly £940,000–£1,400,000. Your fixed price depends on the survey and drawings.