Romford over-garage extensions, designed and built
Romford homeowners can use us for the whole over-garage extension project: survey, design, planning or permitted development checks, building regulations and the build itself.
- Guide price in RomfordFrom £31,000 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsRM1, RM2, RM5, RM7, RM11
Working in Romford
We cover Romford and the postcode districts RM1, RM2, RM5, RM7, RM11, RM12. The same team covers Hornchurch (2 miles), Dagenham (2 miles), Becontree (3 miles), Ilford (5 miles), all within easy reach.
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.
What should I budget for an over-garage extension in Romford?
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 Romford: £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 |
For a figure based on your own dimensions, use our guide-price tool.
What is included
- New floor structure, walls and roof
- Strengthening or rebuilding the garage walls if needed
- Design and householder planning application
- Opening into the existing first floor
Planning rules that apply in Romford
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.
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).
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions people ask about over-garage extensions
Do you cover all of Romford?
Yes. We cover Romford and the surrounding parts of Greater London. Site visits are free and there is no obligation.
Will my neighbours in Romford 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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Romford, 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 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 Romford
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.