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. Priced against the surveyed scope, with variations signed before spend.
- ✓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
- ✓12-month workmanship warranty on second-fix fittings (optional 10-year HomePro structural cover at 2.5%)
- ✓12-month workmanship warranty on second-fix fittings
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, priced against the scope we surveyed.
Extras you price before you sign.
All add-ons priced at contract stage — no surprises mid-build.
“Extension went smoothly from start to finish. Communication was great throughout, and the team delivered exactly what we asked for. Thank you, 2VP!”
“A big thank you to the 2VP team for my new kitchen. They carried out a complete renovation, including the fronts, and the quality of the work shows in every detail. Honest, reliable and true to their word. Would recommend to anyone looking for a team they can trust!”
“Great company to work with. Professional, reliable and easy to deal with. Vladimir and the team are always responsive, straightforward and genuinely care about doing things properly. I've had a very positive experience working with 2VP and would happily recommend them.”
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?+
The home you actually want, finished on the date in the contract — and you watch every day of it happen from your phone.
You answer 3 questions. We do the drawings, planning, party wall, trades and snagging.
- 10% to mobilise, then weekly against work already done — with 5% held past handover: 2.5% released at practical completion and 2.5% at the end of the 12-month defects period
- £550 survey fee credited in full against your contract
- Every variation priced and signed before a penny is spent
No email needed to see your range. Quotes hold for 21 days, then materials re-price.
We are not the cheapest. If price is the only factor, we may not be the right fit — and that is fine.
FAQ
Questions every homeowner asks.
Not the question you had? Every question homeowners ask, answered in full — including the ones where the honest answer is that nobody can do what you are hoping for.