Kitchen extensions with bedrooms above in Clapham

The basics for Clapham at a glance.

Postcode districts: SW4
County / area: Greater London, England
Price region: London
Guide price: £67,000–£90,500 (£2,400–£3,240 per m²), kitchen units and worktops priced separately
Approval route: It may be permitted development if it goes no more than 3 m beyond the original rear wall (counting any single-storey part) and stays 7 m from the rear boundary; otherwise it needs planning permission.
Nearest towns: Brixton Hill (0.9 miles), Balham (1 mile), Battersea (1.2 miles)
First visit: Free, no obligation

About a kitchen extension with bedrooms above

A kitchen extension with bedrooms above is a two-storey extension designed so the ground floor becomes a larger, usually open-plan kitchen and dining space, with one or two bedrooms or a bathroom on the first floor. It is a natural fit for a two-storey rear extension. The key design issues are the steel beams that open up the house, glazing and ventilation.

We cover Clapham (SW4) and the places around it, including Brixton Hill (0.9 miles), Balham (1.0 miles) and Battersea.

What it costs in Clapham

A guide price for Clapham: around £67,000–£90,500 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). That works out at £2,400–£3,240 per m² of new floor space, including VAT at 20%. These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.

Spec	Per m²	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£2,210–£2,980 per m²	£62,000–£83,500
Standard	£2,400–£3,240 per m²	£67,000–£90,500
Premium	£2,880–£3,890 per m²	£80,500–£109,000

Planning and building regulations in Clapham

In England, a two-storey rear kitchen extension can be permitted development if it goes no more than 3 m beyond the rear wall of the original house and stays at least 7 m from the rear boundary, with matching materials and roof pitch, outside protected areas. No balconies are allowed. Deeper designs need planning permission, costing £548 (or £575 for applications made from 8 December 2026).

Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.

Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.

Design points for Clapham homes

Steel beams and the open-plan opening

Removing the old rear wall to make one large room means a steel beam, sometimes several, to carry the first floor and roof. The engineer sizes the steel and its supports, and we decide early whether you want a flush ceiling with the beam hidden or a downstand, as this affects ceiling heights.

Glazing and the Part L 25% rule

In England, new windows, roof lights and glazed doors in an extension are normally limited to 25% of the extension's floor area plus the area of any windows or doors removed. Larger glazing is possible, but needs SAP or compensating calculations, so we plan the rear doors around this from the start.

How we'd run your project

Visit and first ideas
One of our team visits your house in Clapham, checks the walls, roof and drains, and sketches out options with you.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Clapham.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about kitchen extensions with bedrooms above in Clapham

How much does a kitchen extension with bedrooms above cost in Clapham?

Our guide for London, which covers Clapham, is £2,400–£3,240 per m² including VAT. A typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £67,000–£90,500 (kitchen units and worktops priced separately). Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Which postcodes do you cover around Clapham?

We cover Clapham (SW4) and nearby places including Brixton Hill, Balham and Battersea, plus the rest of Greater London. The first site visit is free.

How long does a kitchen extension with bedrooms above take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils should decide householder applications within 8 weeks of validation), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

Can I keep using my kitchen during the build?

For part of it. The new structure can be built while your existing kitchen stays in use, but when the rear wall is opened and the new kitchen is fitted there will be several weeks without one. We plan when this happens and help you set up a temporary kitchen elsewhere in the house.

Is it cheaper to build a kitchen extension and bedrooms at the same time?

Yes, in most cases. Building both floors at once means one set of foundations, one roof, one scaffold and one set of approvals. Adding a first floor later means removing the original roof, possibly strengthening the foundations and disrupting the kitchen again. If you think you will need the bedroom, build it now.

Nearby

Nearby towns we cover for kitchen extensions with bedrooms above:

Other extensions in Clapham

All two-storey extension services in Clapham · Kitchen extensions with bedrooms above across Greater London

Book a free site visit in Clapham and we'll tell you what's possible, what approvals you need and what the design stage would cost.