House Extensions Tooting
Single storey rear and double storey extensions in Tooting, planning, structure and build under one contract.
- Rated 4.9 from 31 reviews on MyBuilder
- Single-storey rear extension from £40,000
- Free site survey, itemised quote
GS Renovation builds extensions across Tooting, adding space to the bay-fronted Victorian and Edwardian terraces that fill SW17. We handle everything from a single-storey rear extension over the closet wing to a full side-return infill and double-storey addition, groundworks through to fit-out.
In Tooting, a single-storey rear extension typically starts from £40,000, or £2,000 to £2,800 per m² (indicative London ranges, Architecture for London, Resi, MyBuilder and Checkatrade, 2026). GS Renovation Ltd, a building contractor based in Potters Bar, does the work in Tooting: the structural engineer we appoint designs the structure, we build it, and building control signs it off.
Price guide
| Work | Indicative London range |
|---|---|
| Single-storey rear extension | from £40,000 |
| Rear extension, per m² | £2,000 to £2,800 |
| Side return, per m² | £2,400 to £3,200 |
| Wraparound, per m² | £2,400 to £3,200 |
| Double storey, per m² | £1,800 to £2,600 |
| Basement extension | see the basement page |
Indicative London ranges (Architecture for London, Resi, MyBuilder and Checkatrade, 2026), not a quotation. Prices checked September 2026. Full breakdown: Extension Costs & Planning.
Quick estimate for Tooting
Tooting range: choose above
Side-return and rear extensions in Tooting
The side-return infill is the signature Tooting extension. These terraces have a narrow strip of yard running alongside the rear closet wing, and filling it in widens a cramped galley kitchen into a generous open-plan room. We dig new foundations next to the existing wall, build up in matching brick, and tie a glazed or solid roof into the original slope. A steel beam usually replaces the old rear wall to open the two spaces into one.
Many single-storey rear and side-return extensions in Tooting fall under permitted development, but that is not guaranteed. Whether your project needs a full planning application to Wandsworth Council depends on its size, the position on the plot and whether the property sits in a conservation area or has had permitted development rights removed. We assess this at the start, coordinate the drawings, and see either a lawful development certificate or a planning application through as needed.
Housing in Tooting
Tooting counts roughly 23,930 homes for Council Tax; 67% are older than 1919, 8% interwar and 24% post-war, with 62% flats and 38% houses. Most homes here are flats, and a flat in Tooting has no householder permitted development rights, so extending one needs planning permission and the freeholder's consent.
Tooting side return infills in a conservation area
Inside a Wandsworth conservation area, the Council's FAQ puts a front extension, a side extension of one storey or more, and a rear extension rising two storeys on its list of works needing planning permission. A side return infill on a Tooting terrace is built out from the side wall of the rear addition, so it counts as a side extension and needs planning permission there. Wandsworth has 46 conservation areas, some no bigger than a short street, so check the map for your exact address before paying for any design work. A single storey extension straight off the back of a house, kept out of the side return, is not on that list and can still be permitted development within the usual limits, unless an Article 4 direction for the area removes it.
Once the address is confirmed as inside a conservation area, read that area's appraisal before the drawings start. On 31 August 2023 Wandsworth used delegated powers to adopt eight refreshed appraisals of its conservation areas, and an appraisal describes what gives a street its character. A Tooting extension whose brick, roof form and glazing proportions answer the appraisal gives the Council less to object to. If the appraisal for your area is older than that, ask the planning team which version the application will be judged against.
Double-storey extensions on Tooting terraces
Where the plot allows, we build double-storey rear extensions on Tooting terraces, adding a larger kitchen below and a bedroom or bathroom above. These almost always need a full planning application to Wandsworth Council, because a two-storey addition changes the rear elevation and affects neighbouring light. We coordinate the planning drawings, the engineer's calculations and the submission, then build deeper foundations to carry the extra load and integrate the new roof and gutters with the existing terrace.
Building up and out against a neighbour brings the Party Wall Act into play, especially where foundations sit close to the boundary or the new structure ties into the shared wall. You serve the party wall notices as the building owner (or your surveyor does), and where a neighbour dissents the surveyors agree an award. We give you the drawings and programme the notices need, build to the award and keep the neighbours informed, which matters on Tooting's close-set streets. Once the shell is watertight we complete the full fit-out, plastering, heating, electrics and decoration, so you move back into finished rooms rather than a bare structure.
Kitchen extensions in Tooting
62% of homes in Tooting are flats, and a flat has no householder permitted development, so a ground-floor flat's kitchen extension needs planning permission from Wandsworth Council and the freeholder's consent. Most kitchen extensions here are on the 38% of homes that are houses. The fit-out is priced on its own page, kitchen renovation in Tooting; the build figures are in the table above.
- Trial holes to set foundation depth near drains and trees
- Steel goalpost frames where the rear wall opens up
- Party wall process explained, and the extension built to the award
VOA Council Tax stock of properties, March 2025, for all 7 statistical areas in Tooting. Counts rounded by the VOA.
Why Choose GS Renovation in Tooting
Tooting families choose GS Renovation because we build the whole extension with one team, from the foundations and steel to the planning submission and final decoration. We know how SW17 terraces are put together, we deal with Wandsworth Council on planning and building control, explain the party wall process and build to any award, and we keep the house liveable while we work. Our founder's 30+ years on the tools means fewer surprises.
- Weathertight shell reached before the fit-out begins
- Insulation and thermal detailing to current regulations
- Paperwork and certificates handed over for when you sell
Built a new extension at rear of property. Laid foundations, drainage, raised floor, new roof and completed all fixtures and interior decoration…
George was brilliant. Lovely bloke, very reasonably priced and a perfectionist to boot. He completed our small kitchen renovation with care and great…
George always kept to commitments and arrived on time. He offered helpful suggestions during his initial visit and promptly provided a reasonably…
FAQ
Frequently Asked Questions about House Extensions Tooting
Is the price of house extensions higher in Tooting than elsewhere in South West London?
The price of house extensions in Tooting is set by the housing rather than the postcode, within £2,000 to £2,800 per m² for a rear extension (indicative). Older construction takes more making good than recent work, and access at SW17 affects the labour line. GS Renovation prices the property in front of it, because the drainage run under the footprint decides the foundations, rather than applying a Tooting multiplier.
Will my Tooting rear extension need planning permission or is it permitted development?
Many single-storey rear and side-return extensions in Tooting qualify as permitted development, but size limits, plot position, conservation area status and any removed rights can push you into a full planning application to Wandsworth Council. We check your specific address at the outset and handle either a lawful development certificate or a planning submission for you.
Can I extend a ground-floor flat in Tooting?
Only with full planning permission from Wandsworth Council, because flats and maisonettes carry no permitted development rights. With 62% of Tooting homes being flats, that applies to most owners considering it. The freeholder's written consent is normally required under the lease, and the upstairs owner may comment on the application. Building regulations approval is needed as well.
How does the party wall affect a side-return extension on a Tooting terrace?
On a terraced house, the side-return wall usually runs along or close to the boundary with next door. Excavating near their house, within 3 metres and deeper than their footings, triggers a one-month notice under the Act, and cutting into the party wall for flashings or a beam bearing needs two months'. If the neighbour dissents, surveyors agree an award first. Serve notices once the engineer's design is ready.
Will a Tooting side-return extension make the middle room dark?
It can, where a house infills the side return, because the middle room loses its side window. That is why these extensions usually have a glazed roof or large rooflights along the boundary side. The glazing must still let the whole extension meet current Part L standards, and the frame and steel carrying it are sized by the engineer before ordering.
Can we stay in our Tooting house while the extension is built?
Usually, if you are prepared for disruption. The old back wall stays in place until the extension is roofed and closed, keeping the house secure and weathertight. Only then is the opening cut and the steel installed. The kitchen is often out of action during that final stage, so a temporary sink and hob elsewhere make the weeks easier.
What sets the building control fee for a single storey extension in Tooting?
A fixed table. Wandsworth's schedule has a set line for extensions whose combined floor area is 40 square metres or less, paid as a plan charge and an inspection charge, or as one building notice charge, VAT included. Those charges took effect on 1 April 2026, so an older quote may carry old figures. Aggregate means the parts added together, so a side infill and a rear section are measured as one.
Can an old outbuilding be demolished to make room for a Tooting extension?
Check the designation first. Within any Wandsworth conservation area, pulling down all or most of an unlisted building needs planning permission once it reaches 115 cubic metres in volume. On the Totterdown Fields Estate, the Article 4 direction adds demolition of buildings to the works needing permission. A brick workshop or garage at the end of a garden can reach that volume, so measure it and confirm the position before the demolition is programmed.
Does a semi-detached house in Tooting have more room to extend than a terrace?
Physically, yes, because it has a true side to build on, but such houses are scarce here: 4% of homes in Tooting are semi-detached or detached, against 33% that are terraced houses. A side extension on a semi can wrap round to the rear. In a conservation area, though, a side extension of one storey or more needs planning permission, so the extra freedom on the plot does not always carry through to the paperwork.
Every Service, One Team
More GS Renovation Services in Tooting
One team for every GS Renovation service in Tooting:
Same Service, Nearby Areas
House Extensions Near Tooting
We carry out house extensions across Tooting and the surrounding areas. Explore a nearby location:
Ready to Start Your Tooting Project?
Free, no-obligation quote for house extensions in Tooting.