Double-storey extensions in Leytonstone
If you live in Leytonstone and want more space without moving, a double-storey extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in LeytonstoneFrom £49,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsE7, E10, E11, E15, E17
Planning rules that apply in Leytonstone
In England a two-storey rear extension is permitted development only if it projects no more than 3 m from the original rear wall, sits at least 7 m from the rear boundary, matches the roof pitch and uses obscure, non-opening side windows upstairs. Most two-storey extensions therefore go through a householder planning application, which costs £548 from 1 April 2026 and normally takes about 8 weeks.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Applications are decided by the local planning authority (your district, borough or unitary council).
Covering Leytonstone
Site visits are available across Leytonstone (E7, E10, E11, E15, E17, E18). Neighbouring towns we cover include Walthamstow (2 miles), Manor Park (2 miles), Stratford (2 miles), West Ham (2 miles).
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.
Is a double-storey extension right for your house?
- Growing families who need a bedroom as well as a bigger kitchen
- Houses with enough distance to the rear or side boundary
- Homeowners who would otherwise consider moving
The roof is what makes a two-storey extension look right or wrong. We match the pitch and materials of the main house wherever possible and plan the upstairs layout around the existing landing so the new rooms feel original rather than bolted on.
Double-storey extension prices in Leytonstone
These guide figures apply our London adjustment (×1.3) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Leytonstone: £2,020 to £3,900 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £49,000 – £59,000 | £56,000 – £73,500 | £71,500 – £94,000 |
| 4 m × 4 m, two floors 32 m² | £64,000 – £77,000 | £74,500 – £98,000 | £95,500 – £125,000 |
| 4 m × 6 m, two floors 48 m² | £96,500 – £115,500 | £112,000 – £147,000 | £143,500 – £187,500 |
Try the guide-price tool to see a range for your own size and finish.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Double-storey extension questions answered
Will my neighbours in Leytonstone be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Do I need building regulations approval in Leytonstone?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Do you cover all of Leytonstone?
Yes. We cover Leytonstone and the surrounding parts of Greater London. Site visits are free and there is no obligation.
Do I need a Party Wall Agreement?
If you are in England or Wales and the work involves a shared wall or digging foundations close to a neighbour, the Party Wall etc. Act 1996 applies and notices must be served before work starts. We tell you which notices are needed.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £2,020 to £3,900 per m² of new floor area including VAT, compared with £2,280 to £4,420 per m² for single-storey work, because the foundations and roof are shared across two floors.
Book a free site visit in Leytonstone
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.