Annexe extensions in Woodford Green: design, approvals and build
From the first sketch to final sign-off, we plan and build annexe extensions in Woodford Green and the surrounding Greater London area.
- Guide price in Woodford GreenFrom £71,500 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsE4, E18, IG8
What is included
- Fire separation and alarms to building regulations
- Separate or shared heating and hot water
- Kitchenette, shower room and bedroom finish
- Planning application describing ancillary use
- Design for accessibility: level thresholds, wider doors, walk-in shower
Accessibility is cheaper to design in than to retrofit. Level access, a 900 mm door width, a level-access shower and space to turn a wheelchair can all be planned into the footprint for little extra cost.
Guide prices for Woodford Green
Labour and material costs vary across the UK, so for Woodford Green we use our London factor (×1.3). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Woodford Green: £2,600 to £4,940 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £71,500 – £89,500 | £78,000 – £97,500 | £97,500 – £123,500 |
| One-bedroom annexe 35 m² | £91,000 – £114,000 | £109,000 – £136,500 | £136,500 – £173,000 |
| Larger annexe 45 m² | £117,000 – £146,500 | £140,000 – £175,500 | £175,500 – £222,500 |
Try the guide-price tool to see a range for your own size and finish.
Planning and approvals in Woodford Green
In England an annexe that stays part of the household and connects to the house is assessed as an extension, but its size usually takes it beyond permitted development, so a householder application describing the ancillary use is the normal route.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
Working in Woodford Green
Across E4, E18, IG8, we can visit, measure and advise. The same team covers Chingford (2 miles), Walthamstow (2 miles), Leytonstone (3 miles), Edmonton (4 miles), all within easy reach.
Just over the Essex border, Waltham Abbey is about 5 miles away. Across London, terraced houses with narrow side returns and tight access are the norm, which shapes everything from party wall notices to how materials reach the back garden.
What happens next
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions people ask about annexe extensions
Who do I contract with for an annexe extension in Woodford Green?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Do you cover all of Woodford Green?
Yes. We cover Woodford Green and the surrounding parts of Greater London. Site visits are free and there is no obligation.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Woodford Green, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How much does an annexe extension cost?
Our guide range is about £2,600 to £4,940 per m² including VAT. A one-bedroom annexe of about 35 m² is typically £109,000 to £136,500 at standard spec in Woodford Green.
Will an annexe affect council tax?
It can. Some annexes are assessed separately for council tax, with discounts or exemptions in some cases when occupied by a relative. Check with the Valuation Office Agency (England and Wales), your local assessor (Scotland) or Land & Property Services (Northern Ireland).
Book a free site visit in Woodford Green
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.