What we build in Stepney
Most Stepney 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 Stepney
A mid-spec 25 m² extension in Stepney typically lands between £129,000 and £189,000 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 | Stepney all-in |
|---|---|---|
| Side return infill | 15–20 m² | £97k – £142k |
| Full-width rear | 20–30 m² | £129k – £189k |
| Wraparound | 30–45 m² | £187k – £274k |
| Double-storey rear | 40–60 m² | £252k – £369k |
Planning permission in Stepney
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
Narrow roads limit lorry size, so materials arrive in smaller loads; a good programme allows for it.
Every quote we issue for Stepney 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 Stepney
Light and layout move value here more than raw square metres — spend on glazing and ceiling height.
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 Stepney use us
- KYB-verified builders only
- Live Tower Hamlets project experience
- Itemised fixed-price specifications
- Insurance, warranty and accreditation checks