Side return, rear and wraparound extensions for SW17 terraces and cottages. Free site visit, then an itemised fixed-price quote.
Tooting is Wandsworth borough, so Wandsworth's planning rules, skip licences and scaffold licences apply. We don't have a finished Tooting extension on the site yet. The closest we can show you are our Earlsfield side return, eight weeks on site, and our Wandsworth rear kitchen extension, ten weeks.
Most of Tooting is terraced, from Victorian streets either side of the High Street to the cottage terraces of Totterdown Fields, so the usual ground-floor projects are a side return infill, a single-storey rear extension or the two combined as a wraparound.
We publish one typical band, for the kitchen and side return extensions most terraces here get. Rear, wraparound and double-storey extensions are priced at the site visit.
| Type | Typical build price (ex VAT) | Notes |
|---|---|---|
| Kitchen / side return extension | £90,000–£100,000 | Typical build price; kitchen and flooring supplied by you. |
| Single-storey rear extension | Priced at site visit | Size, structure and glazing vary too much for a fair band. |
| Wraparound (side return + rear) | Priced at site visit | Usually needs a householder planning application. |
| Double-storey extension | Priced at site visit | Needs planning permission; priced once the design is known. |
Typical project build prices, excluding VAT and professional fees (design, structural engineer, Building Control, party wall and planning fees). Prices are the same across every borough we cover; access and logistics (parking, skips, scaffold, restricted access) can affect the final price. Your fixed quote follows a site visit.
Our fixed-price quote is based on the agreed written scope. Client-requested changes and unforeseen work are priced and approved separately before proceeding.
Totterdown Fields was the London County Council's first cottage estate, built between 1901 and 1911, with about 1,244 houses. It has been a conservation area since 1978 and has an Article 4 Direction. Windows and doors you can see from the street, re-roofing in a different material, porches, front hardstanding and front walls all need planning permission there.
Because it's a conservation area, side extensions and rear extensions of more than one storey aren't permitted development on the estate either, so a side return there goes through a householder application (£548 from April 2026). Our Wandsworth Article 4 guide covers the estate in more detail.
Between Balham High Road and Tooting Bec Common is the Heaver Estate, another Wandsworth conservation area with an Article 4 Direction. It covers street-visible alterations including windows and doors, roof changes, front porches, front-garden hard surfacing, front boundaries and painting outside walls. Rear extensions are less affected than the front, but the conservation-area limits still apply.
Under the national rules, a single-storey rear extension can go 3m beyond the original rear wall of a terraced or semi-detached house as permitted development, or up to 6m through prior approval, where the council notifies neighbours and has 42 days to decide. A side infill beside the back addition must be single storey, no more than 4m high and no wider than half the original house. In a conservation area, side extensions, rear extensions of more than one storey and the 6m route are all removed.
A wraparound fills the area between a side wall and a rear wall, so both the side and rear limits apply, and most need a householder application. Our 6m prior approval guide explains the larger rear extension route.
A side return usually goes right up to the boundary, so the neighbour gets a party wall notice, and the notice period sets the earliest start date. Side passages often have a drain running along them too: if it's a public sewer, building within three metres of it needs a build-over agreement from Thames Water before work starts. Our party wall notice timeline sets out the steps.
We don't have a published extension in Tooting itself yet, so these are our nearest completed projects. Each one links to the full write-up with photos.
Earlsfield, Wandsworth, SW18
8 weeks on site · 200 sq ft extension
Wandsworth, South West London, SW18
10 weeks on site · 350 sq ft extension
Wimbledon, South West London, SW19
25 weeks on site
“We worked with Bluebird on our kitchen extension project. Highly recommend. They were transparent, easy to work with, had top tradesmen who care about delivering a good build and were always happy to create solutions as we progressed. Thanks Ben, Tom and Milen!”
Step 1
We visit, measure up and assess the existing structure, access and any party wall implications, then explain the practical next steps. No obligation.
Step 2
An itemised quote for the build, excluding VAT and professional fees (design, structural engineer, Building Control, party wall and planning fees), which are quoted separately.
Step 3
Working with your architect, the drawings are developed and submitted for planning if required, and party wall notices are served to neighbours if needed. We plan the start date around them.
Step 4
The programme is set out before work starts. If you change the scope, we price the change and agree it with you first.
Step 5
Final inspection, a snagging walk-through with you, and keys handed over.
Bluebird Spaces is a member of the Federation of Master Builders.
View our FMB profileCall us, or send the enquiry form and we'll arrange a free site visit.
Free consultation. Clear, itemised quote. No deposit upfront.
