House extension cost
in Tooting.
Tooting — SW17 — south of Balham. Edwardian terraces dominate, with one of London's most affordable housing markets relative to other Wandsworth postcodes.
What makes extension work in Tooting distinct.
Housing: Edwardian three-bay terraces, almost uniformly suited to L-shape dormer conversions.
Planning: Heaver Estate (partially) and Tooting Common conservation areas cover specific pockets. Most of central Tooting retains PD rights.
Applications go to LB Wandsworth. We submit on your behalf and handle party wall awards, build-over agreements and conservation officer correspondence end-to-end.
The five extension types — SW17 numbers.
All figures inclusive of design, planning, build, contingency and VAT. The Tooting multiplier (0.90×) 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 Tooting and beyond.
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What Tooting homeowners ask us.
How much does a house extension cost in Tooting in 2026?
Typical 2026 Tooting ranges (inc. design, planning, build, contingency & VAT): side-return extensions £81k–£144k; single-storey rear £99k–£189k; wraparound £153k–£288k; double-storey rear £162k–£342k; basement £225k–£675k. The Tooting multiplier (0.90×) reflects local labour rates, scaffold logistics and finish expectations.
Do I need planning permission for an extension in Tooting?
Heaver Estate (partially) and Tooting Common conservation areas cover specific pockets. Most of central Tooting retains PD rights. 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 LB Wandsworth.
What extension type works best for Tooting houses?
Edwardian three-bay terraces, almost uniformly suited to L-shape dormer conversions. 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 Tooting?
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. LB Wandsworth processes planning applications in approximately 8–13 weeks depending on backlog.
What hidden costs catch Tooting homeowners out on extensions?
In SW17 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 Tooting extensions?
Yes — Tooting is within our core London catchment. Our studio is at 20 Dawes Road in Fulham, 7.0km from Tooting. We've delivered extensions across the SW17 postcode and our subcontractor network covers Wandsworth. Free site visit, fixed-price quote, 10-year HomePro guarantee on the finished work.
Extension pricing for Tooting’s neighbours.
Twenty minutes on site in Tooting.
On us.
Nick Elias RIBA and Vladimir will visit your Tooting 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 Tooting extension using the same 2026 rate card we quote real clients with.
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