Leytonstone over-garage extensions, designed and built
Planning an over-garage extension in Leytonstone? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in LeytonstoneFrom £31,000 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsE7, E10, E11, E15, E17
What should I budget for an over-garage extension 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: £2,340 to £4,420 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £31,000 – £38,500 | £32,500 – £42,500 | £42,000 – £53,500 |
| Over a large single garage 16 m² | £37,000 – £46,000 | £43,500 – £56,500 | £56,000 – £71,000 |
| Over a double garage 24 m² | £56,000 – £69,000 | £65,500 – £84,500 | £84,000 – £106,500 |
Try the guide-price tool to see a range for your own size and finish.
Planning and approvals in Leytonstone
In England any side extension over one storey, including a room built over a side garage, needs a householder planning application. The fee is £548 from 1 April 2026 and councils aim to decide within 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 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.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Applications are decided by the local planning authority (your district, borough or unitary council).
What is included
- Design and householder planning application
- New floor structure, walls and roof
- Structural survey of garage walls and foundations
- Insulation, electrics, heating and finish
Working in Leytonstone
Our survey diary covers Leytonstone, including E7, E10, E11, E15, E17, E18. The same team covers Walthamstow (2 miles), Manor Park (2 miles), Stratford (2 miles), West Ham (2 miles), all within easy reach.
For homes towards Essex, Waltham Abbey is around 8 miles away. In London, space is at a premium and gardens are often short, so side returns, wraparounds and carefully planned rear extensions tend to make the most of every metre.
Our process, step by step
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
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Over-garage extension questions answered
Who do I contract with for an over-garage extension in Leytonstone?
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 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.
How long does an over-garage extension take to build in Leytonstone?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
How much does a room over a garage cost?
Our guide range is about £2,340 to £4,420 per m² including VAT. A single-garage room of about 12 m² usually costs £32,500 to £42,500 at standard spec, more if the garage needs rebuilding.
Can I keep using the garage during the build?
Usually not for parking. The garage roof is removed and the space below is used for access and props for part of the build.
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.