One unused side return.
One quiet 10–22 weeks.
A whole new ground floor.
A London extension turns a cramped galley kitchen into the open-plan kitchen-diner that holds the family — without moving postcode. On a typical Victorian terrace it pays for itself the day you list it.
Five ways to extend. One sane process.
All costs include VAT, design, planning, structural engineer, and contingency.
01Glazed Infill£40k–£80k8–15 m²6–8 weeksPermitted Development+
Fill a small gap between the original outrigger and the boundary wall. Maximum glass, minimum brickwork. Often the fastest way to open a kitchen to the garden without touching the main rear wall. Works beautifully on Victorian terraces with a side closet wing.
02Single-Storey RearMost popular£55k–£90k15–25 m²10–14 weeksPermitted Development+
Open up the back of the house — the classic London kitchen-diner extension. Full-width or partial, bi-fold or sliding doors to the garden. The most common 2VP extension across Fulham, Battersea, and Chiswick terraces.
03Side Return£55k–£100k10–18 m²10–14 weeksPermitted Development+
The narrow alley beside a Victorian terrace becomes part of your kitchen. Often combined with a rear extension for an L-shape ground floor. Transforms a dark galley kitchen into an airy open-plan space — without losing the garden.
04Wrap-Around£75k–£140k25–40 m²14–18 weeksOften Full Planning+
Side return + rear extension combined. Creates a large open-plan ground floor — the most transformative single extension type. Project #074: 36 m², inner London Victorian terrace, £128k incl. VAT, 16 weeks on site.
05Double-Storey Rear£90k–£170k30–50 m²16–22 weeksFull Planning required+
Add a bedroom and bathroom above the ground-floor extension. Best value per m² when you want both a bigger kitchen and more bedrooms. Planning wait is typically 12 weeks — we handle the full application.
Where your £95,000 goes.
Typical wrap-around extension in inner London. Your contract is itemised line-by-line — every number agreed before we break ground.
Project #074
Inner London · Victorian terrace.
A 36 m² wrap-around (side return + rear) on a 90 m² Victorian inner-London terrace — opening kitchen, dining and family room into one volume with bi-folds to garden, full-width rooflight and bespoke kitchen. The fixed-price contract held to the penny.
- ✓Side-return + 4 m rear — full-width structural goalpost, reinforced foundations, party-wall awards (× 2)
- ✓5-pane aluminium bi-folds to rear, frameless 2.4 m × 1.6 m roof lantern over island
- ✓Bespoke shaker kitchen with stone island, integrated appliances
- ✓Polished concrete floor with wet UFH on new slab, level threshold to porcelain patio
- ✓JCT Minor Works contract · daily on-site report from week 1 to handover
Four steps.
One signed agreement.
The same four steps every London extension goes through with us. No two-companies-passing-notes.
What’s in the price. What isn’t.
Included
- ✓Full architectural design (Nick Elias Architects, RIBA Silver Medal)
- ✓Planning application & pre-application meeting
- ✓Structural engineer & party-wall surveyor
- ✓Building Regulations & Control
- ✓All groundworks & foundations
- ✓Structural steelwork
- ✓Roofing, insulation, waterproofing & gutters
- ✓Bi-fold or sliding doors (supply & install)
- ✓1st & 2nd fix electrics & plumbing
- ✓Plastering & decoration to white primer
- ✓Scaffolding, skips & parking suspensions
- ✓10-year HomePro insurance-backed guarantee
- ✓12-month workmanship warranty
Not included
- –Kitchen supply & fit (quoted separately — ask us)
- –Furniture & soft furnishings
- –Bespoke joinery (available as add-on)
- –Underfloor heating (available as add-on)
- –External landscaping & paving
- –Specialist AV & smart home wiring
- –Owner-supplied fixtures or fittings
- –CIL (Community Infrastructure Levy)
Every item is specified line-by-line before you sign. The number is the number.
Extras you price before you sign.
All add-ons priced at contract stage — no surprises mid-build.
“Daily report at 5pm meant I never had to phone anyone. The whole project felt effortless from my side.”
“Two architects had quoted a year of waiting. 2VP delivered planning and build in eight months. Fixed price held.”
“Fixed price held to the penny. One variation came up — priced and agreed in writing before any work moved.”
Every extension has live questions.
What matters is how fast we answer them.
An extension is two hundred small decisions in a row — the height of the slab, where the steel sits, which side the bi-folds open, whether the rooflight clears the existing parapet. The extensions that age well are the ones where every Friday question got an answer the same day. We built that answer system in from the start.
We don’t like to spend too much time talking. We like to agree, and do.— Vladimir Castravet, founder
Nick is on every concept. Vladimir is on every site. The 48-hour clock and the Variations System are the bridge between the two — so what was drawn is what gets built.
59 prime London areas, one Fulham studio.
2VP’s studio is on Dawes Road, SW6. We carry a full understanding of borough planning regimes, conservation overlays, party-wall density and parking-suspension rates across these zones.
- Fulham · SW6
- Parsons Green · SW6
- Sands End
- Chiswick · W4
- Hammersmith · W6
- West Kensington · W14
- Shepherd's Bush · W12
- Acton · W3
- Chelsea · SW3
- South Kensington · SW7
- Kensington · W8
- Notting Hill · W11
- Holland Park · W11
- Paddington · W2
- Belgravia · SW1X
- Marylebone · W1
- Battersea · SW11
- Clapham · SW4
- Putney · SW15
- Wandsworth · SW18
- Wimbledon · SW19
- Barnes · Richmond
- Brixton · SW2
- Vauxhall · Nine Elms
Don’t see your postcode? Tell us where you are — we work across all of prime London.
Seven questions every London homeowner asks.
Why one company instead of three quotes?+
What if 2VP can't finish my extension?+
What protects my money?+
How does 2VP vet its team?+
What's covered by the warranty?+
How will I know what's happening on site?+
FAQ