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.
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.”
FAQ
Questions every homeowner asks.
Do I need planning permission for a rear extension?
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Most single-storey rear extensions under 3m (terraced/semi) or 4m (detached) are Permitted Development — no planning application needed. Extensions over 3m can use the Prior Approval Neighbour Consultation Scheme (up to 6m or 8m). Side returns and any two-storey extension typically require Full Planning. Conservation areas and listed buildings always require consent. We advise at the free site visit.
Why one company instead of three quotes?
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Three quotes from strangers means three companies that can blame each other when something cracks. With 2VP, the team that prices your project also designs it, builds it, and signs the 10-year HomePro guarantee. One mobile number from first sketch to final snag — and the person you meet on day one is the person whose name is on the warranty on day 365.
What if 2VP can't finish my project?
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Our contracts include a financial completion bond and a list of named partner contractors. If anything happens to 2VP, your build still completes at the agreed price. The 10-year HomePro insurance-backed guarantee follows the property — not the company.
What protects my money?
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Stage payments are released only after our independent QA inspector signs each stage off — never on the calendar. No upfront builder payment. JCT Minor Works contract. Itemised line-by-line scope. £17m total insurance cover (Public Liability £5m, Employer's £10m, Professional Indemnity £2m, plus Contract Works All-Risk and Product Liability).
How does 2VP vet its team?
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The same trades on every 2VP project — not an open call. Lead carpenter, electrician, plumber, plasterer, decorator: all on rolling annual contracts, all DBS-checked, all sign the 12-month workmanship warranty alongside us. Architectural design is in formal partnership with Nick Elias Architects (RIBA Silver Medal).
What's covered by the warranty?
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Two layers. (a) 12-month workmanship warranty backed by 2VP — covers anything we've installed that fails to perform as specified, including all snagging. (b) 10-year HomePro insurance-backed structural guarantee — underwritten and enforceable directly against the underwriter even if 2VP ceased trading. Travels with the property.
How will I know what's happening on site?
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A daily on-site report at 5pm: photos taken at 09:00 and 17:00, captions, who was on site, what was done, what's next. Sent to your WhatsApp + email. Plus a written 48-hour SLA on every M2 Manager question. Plus QA-gate sign-off photos before any stage payment moves. You'll never wonder.
What's included in the price?
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Everything in the itemised scope: full architectural design, planning application, structural engineer, party-wall surveyor (where applicable), Building Control, scaffolding, skips, parking suspensions, welfare and a daily clean. The full scope is on the contract before you sign — line by line. The number is the number.