What we build in Limehouse
Most Limehouse projects we scope fall into three buckets: a side-return or rear infill that fixes a dark galley kitchen, a full-width rear extension that opens the ground floor to the garden, and a rear-plus-loft package that adds a bedroom while the scaffold is already up. Georgian terraces (Spitalfields), Victorian workers' cottages, warehouse and dock conversions.
Extension costs in Limehouse
A mid-spec 25 m² extension in Limehouse typically lands between £125,000 and £185,000 all-in — that figure includes professional fees, planning and Building Control, party wall, a 12% contingency and VAT at 20%. Ex-VAT build rates run £2950–£4500 per m² depending on glazing, structural spans and kitchen spend.
| Project | Size | Limehouse all-in |
|---|---|---|
| Side return infill | 15–20 m² | £94k – £139k |
| Full-width rear | 20–30 m² | £125k – £185k |
| Wraparound | 30–45 m² | £181k – £268k |
| Double-storey rear | 40–60 m² | £244k – £361k |
Planning permission in Limehouse
Heavy conservation cover in Spitalfields, Fournier Street and Wapping. Modern extensions to listed properties are possible but need heritage-savvy design.
Before you assume permitted development applies to your street, check whether your street falls inside a conservation area or an Article 4 direction — both are common in Tower Hamlets and both remove PD rights for rear and side extensions. Our London planning guide walks through the tests in order.
Party wall and neighbours
Party wall works are complex where Georgian party walls are single-brick or shared with listed neighbours.
Serve notice at least two months before you break ground. Budget £1,200–£2,400 per adjoining owner if they dissent and appoint their own surveyor — see the Party Wall Act guide.
Access, logistics and site set-up
Rear access via a side alley or garden gate speeds up muck-away and cuts labour cost noticeably.
Every quote we issue for Limehouse prices skip permits, parking suspensions, protection and welfare explicitly in the preliminaries — so the number you sign is the number you pay.
Value added in Limehouse
Adding floor area is usually cheaper than moving once stamp duty, agent fees and moving costs are counted.
Typical programme
- Weeks 0–4Measured survey, design and structural calcs
- Weeks 4–12Planning or lawful development certificate, party wall notices
- Weeks 12–16Tender, builder selection and contract signing
- Weeks 16–34On site: groundworks, shell, watertight, first and second fix
- Week 35Building Control sign-off, snagging and handover
Full detail in the London extension timeline guide.
Why homeowners in Limehouse use us
- KYB-verified builders only
- Live Tower Hamlets project experience
- Itemised fixed-price specifications
- Insurance, warranty and accreditation checks