House extension cost
in Bayswater.
Bayswater — W2 — north of Hyde Park between Paddington and Notting Hill. Italianate stucco terraces and grand garden squares dominate, with a strong mix of single-family homes and converted flats.
What makes extension work in Bayswater distinct.
Housing: Italianate stucco terraces, four to five storeys, with garden squares like Leinster Square and Princes Square.
Planning: Bayswater Conservation Area covers virtually all of W2. Article 4 applies on key streets.
Applications go to City of Westminster. We submit on your behalf and handle party wall awards, build-over agreements and conservation officer correspondence end-to-end.
The five extension types — W2 numbers.
All figures inclusive of design, planning, build, contingency and VAT. The Bayswater multiplier (1.15×) reflects local labour, scaffolding logistics, conservation requirements and finish expectations.
The 2026 London Extension Cost Guide.
Borough-by-borough pricing, a full £200k cost breakdown, PD vs full planning explained, and the seven hidden costs to watch for in Bayswater and beyond.
Send me the guide.
What Bayswater homeowners ask us.
How much does a house extension cost in Bayswater in 2026?
Typical 2026 Bayswater ranges (inc. design, planning, build, contingency & VAT): side-return extensions £104k–£184k; single-storey rear £127k–£242k; wraparound £196k–£368k; double-storey rear £207k–£437k; basement £288k–£863k. The Bayswater multiplier (1.15×) reflects local labour rates, scaffold logistics and finish expectations.
Do I need planning permission for an extension in Bayswater?
Bayswater Conservation Area covers virtually all of W2. Article 4 applies on key streets. Outside conservation areas, single-storey rear extensions up to 3m (terrace/semi) or 4m (detached) usually qualify for permitted development. Side-returns, wraparounds, double-storey extensions and anything in a conservation area need full planning. Applications go to City of Westminster.
What extension type works best for Bayswater houses?
Italianate stucco terraces, four to five storeys, with garden squares like Leinster Square and Princes Square. On this housing stock, the most common 2VP extension is a single-storey rear or wraparound — adding 20–35 m² of open-plan kitchen-diner. Double-storey extensions become viable on properties with rear gardens deep enough to absorb the additional volume without overshadowing.
How long does an extension take in Bayswater?
Allow 8–12 weeks for design and planning (longer in conservation areas), then 16–22 weeks on site for a single-storey, 22–30 weeks for a wraparound or double-storey, and 28–40 weeks for a basement. City of Westminster processes planning applications in approximately 8–13 weeks depending on backlog.
What hidden costs catch Bayswater homeowners out on extensions?
In W2 the top items are: party wall awards (£1,000–£3,000 per neighbour — common on terraced streets), build-over agreements with Thames Water (£300–£1,500 where drains run beneath the proposed extension), conservation officer consultations, structural engineer fees, drainage and asbestos surveys, and VAT at 20% on top of the base build cost. All of these are itemised in our fixed-price quote.
Does 2VP work on Bayswater extensions?
Yes — Bayswater is within our core London catchment. Our studio is at 20 Dawes Road in Fulham, 5.5km from Bayswater. We've delivered extensions across the W2 postcode and our subcontractor network covers Westminster. Free site visit, fixed-price quote, 10-year HomePro guarantee on the finished work.
Extension pricing for Bayswater’s neighbours.
Twenty minutes on site in Bayswater.
On us.
Nick Elias RIBA and Vladimir will visit your Bayswater home, walk the site, check planning constraints, advise on PD vs full planning, and give you a realistic budget and programme — even if an extension isn’t the right move.
One number. Sixty seconds. No callback.
Price your Bayswater extension using the same 2026 rate card we quote real clients with.
Price my Bayswater extension →