Kitchen Extension & Loft Conversion Costs in Ealing, London: 2026 Pricing Guide [VAT Included]
If you own a home in Ealing and you are pricing a kitchen extension or loft conversion in 2026, the first question is always the same: what will this actually cost, delivered, on my street, with all taxes and fees included?
In Ealing — covering Ealing Broadway, Acton, Southall, Greenford, Hanwell, and Northolt — a single-storey kitchen extension costs between £2,500 and £3,800 per square metre inclusive of VAT in 2026. A loft conversion costs between £2,000 and £3,500 per square metre inclusive of VAT. For a typical project, that means all-in totals of £55,000–£95,000 for a kitchen extension and £50,000–£90,000 for a loft conversion, depending on size, specification, and whether your property falls within an Ealing conservation area.
All prices in this guide include VAT at 20% on labour and materials unless stated otherwise. Professional fees and council charges are noted separately where they are VAT-exempt.
Ealing's housing stock — heavy on Victorian terraces, 1930s semis, and Edwardian houses — makes both project types highly viable. But West London labour rates, Ealing Council's planning policies, and the borough's numerous conservation areas all push costs above the national average. This guide gives you location-specific pricing, not generic UK figures, so you can budget with confidence.
Table of Contents
- Why Ealing Homeowners Choose Kitchen Extensions and Loft Conversions
- Kitchen Extension Costs in Ealing: 2026 Breakdown
- Loft Conversion Costs in Ealing: 2026 Breakdown
- Ealing-Specific Planning and Building Regulations
- Hidden Costs Every Ealing Homeowner Should Budget For
- Kitchen Extension vs. Loft Conversion: Which Adds More Value?
- How Property Type Affects Your Cost in Ealing
- How to Save Money Without Cutting Corners
- How Suddeco Homes Helps Ealing Homeowners
- Frequently Asked Questions
Why Ealing Homeowners Choose Kitchen Extensions and Loft Conversions
Ealing is one of West London's most family-oriented boroughs. With average property prices for a three-bedroom house sitting between £650,000 and £950,000 in 2026, moving up the ladder to gain an extra bedroom or a larger kitchen-diner means stamp duty bills of £20,000–£35,000, plus agency fees, legal costs, and removals. A well-planned extension or conversion achieves the same spatial gain for a comparable outlay — while adding 15–25% to your property's value.
The borough's architecture also lends itself to both projects:
- Victorian and Edwardian terraced houses (common in Ealing Broadway, West Ealing, and Acton) are ideal for rear kitchen extensions and dormer loft conversions.
- 1930s semi-detached houses (prevalent in Greenford, Northolt, and Hanwell) suit both wrap-around kitchen extensions and hip-to-gable loft conversions.
- Post-war properties (found in parts of Southall and Northolt) often have generous loft spaces that convert easily, though their shallow foundations can complicate ground-floor extensions.
Suddeco tip: Enter your Ealing postcode into our free render tool and we will show you exactly what kitchen extensions and loft conversions have been approved on your street — with real cost data from planning applications.
Kitchen Extension Costs in Ealing: 2026 Breakdown
Cost per Square Metre
A kitchen extension in Ealing carries a West London premium of roughly 25–40% over the national average, driven by higher labour rates, tighter site access, and the cost of working in a congested urban borough.
| Finish Level | Cost per m² (inc. VAT) | Typical Specification |
|---|---|---|
| Budget | £2,200–£2,600 | Standard uPVC windows, flat EPDM roof, basic kitchen layout, radiator heating |
| Mid-range | £2,600–£3,200 | Aluminium bi-fold doors, pitched roof or roof lantern, quality kitchen fit-out, underfloor heating zone |
| Premium | £3,200–£3,800+ | Steel-frame glazing, bespoke kitchen, living roof, smart home integration, premium finishes |
Ealing average (2026): £2,900 per m² (inc. VAT) for a mid-range kitchen extension.
Total Project Cost by Size
Kitchen extensions in Ealing typically range from 12 m² (small rear extension) to 30 m² (large wrap-around or open-plan kitchen-diner).
| Size (m²) | Budget (All-In) | Mid-Range (All-In) | Premium (All-In) |
|---|---|---|---|
| 12 m² | £32,000–£40,000 | £40,000–£48,000 | £48,000–£58,000 |
| 18 m² | £46,000–£56,000 | £56,000–£68,000 | £68,000–£82,000 |
| 24 m² | £58,000–£72,000 | £72,000–£88,000 | £88,000–£106,000 |
| 30 m² | £70,000–£86,000 | £86,000–£106,000 | £106,000–£128,000 |
All-in totals include construction, VAT at 20%, professional fees, and a 10% contingency. Kitchen units and appliances are budgeted separately.
What Is Included in the Construction Cost?
- Strip or trench-fill foundations to engineer specification
- Cavity walls with insulation, brick or rendered block facing
- Roof structure (pitched or flat) with covering, fascias, soffits, and gutters
- Aluminium or uPVC windows and external doors
- First and second fix electrics, including consumer board upgrade if required
- First and second fix plumbing, including extension of existing heating
- Floor construction with insulation and screed
- Plasterboard walls and ceilings, plaster finish
- Basic decoration (white emulsion)
- VAT at 20% on all labour and materials
What Is NOT Included?
| Item | Typical Cost (inc. VAT) |
|---|---|
| Kitchen units, worktops, and appliances | £8,000–£30,000+ |
| Floor and wall tiling | £2,000–£6,000 |
| Bespoke joinery (pantry, island, shelving) | £3,000–£10,000 |
| Structural engineer | £600–£2,000 |
| Architect / designer | 5–10% of build cost |
| Planning permission (if required) | £206–£462 |
| Party wall agreement | £800–£2,500 |
| Building regulations approval | £250–£1,000 |
| External works (patio, drainage, landscaping) | £3,000–£10,000 |
Loft Conversion Costs in Ealing: 2026 Breakdown
Cost per Square Metre
Loft conversions in Ealing follow the same West London premium as extensions. The borough's mix of cut roofs (pre-1965) and trussed rafter roofs (post-1965) means structural costs vary significantly depending on your property's age.
| Conversion Type | Cost per m² (inc. VAT) | Total Cost (Typical Size) |
|---|---|---|
| Velux (rooflight) | £2,000–£2,600 | £30,000–£42,000 (15 m²) |
| Dormer | £2,400–£3,200 | £60,000–£84,000 (25 m²) |
| Hip-to-gable | £2,600–£3,500 | £78,000–£105,000 (30 m²) |
| Mansard | £2,800–£3,800+ | £98,000–£133,000 (35 m²) |
| Shell-only (structural + plaster) | £1,800–£2,400 | £36,000–£48,000 (20 m²) |
Ealing average (2026): £2,800 per m² (inc. VAT) for a standard dormer loft conversion with mid-range finishes.
Cost Breakdown for a 25 m² Dormer Loft Conversion in Ealing
This is the most common project type in the borough — a dormer conversion adding a master bedroom with en-suite.
| Cost Item | Price (inc. VAT) |
|---|---|
| Scaffolding and temporary roof | £4,500–£6,500 |
| Structural steelwork and floor reinforcement | £7,000–£10,000 |
| Dormer construction and roof alterations | £10,000–£14,000 |
| Velux or dormer windows | £3,500–£6,000 |
| Staircase (straight flight) | £2,000–£3,500 |
| Electrics and lighting | £3,000–£5,000 |
| Plumbing and heating | £2,500–£4,500 |
| En-suite bathroom | £6,000–£12,000 |
| Insulation and plastering | £5,000–£7,000 |
| Flooring, decoration, and finishes | £4,000–£8,000 |
| Subtotal (construction) | £47,500–£76,500 |
| Professional fees and contingency (15%) | £8,500–£13,500 |
| Total all-in | £56,000–£90,000 |
Sources: Checkatrade Cost Guides 2026; FMB London Pricing Survey; local Ealing contractor estimates. All construction figures include VAT at 20%.
The Trussed Roof Surcharge
If your Ealing home was built after 1965, it likely has a trussed rafter roof. Converting this requires significant structural work to remove or modify the trusses, typically adding £4,000–£8,000 (inc. VAT) to the project. Homes in areas like Northolt and parts of Greenford — which saw extensive post-war and 1960s–70s development — should budget at the upper end.
Ealing-Specific Planning and Building Regulations
Ealing Council Planning Fees
Ealing Council applies standard national planning fees, but the borough's planning process can be slower than average due to high application volumes.
| Application Type | Fee | VAT Status |
|---|---|---|
| Householder planning permission | £206 | Exempt |
| Lawful Development Certificate | £103 | Exempt |
| Full planning permission | £462 | Exempt |
| Building Regulations (Full Plans) | £300–£900 | Exempt |
| Building Notice | £200–£600 | Exempt |
Permitted Development in Ealing
Most kitchen extensions and loft conversions in Ealing fall under permitted development rights, provided you meet the national criteria:
For rear extensions: - Single storey only - Maximum depth: 4 m (detached) or 3 m (other houses) from the original rear wall - Maximum height: 4 m - Materials must be similar in appearance to the existing house
For loft conversions: - Volume increase must not exceed 40 m³ (terraced) or 50 m³ (detached/semi) - No extension beyond the plane of the existing roof slope at the front - Side-facing windows must be obscure-glazed and non-opening (or open above 1.7 m)
Conservation Areas and Listed Buildings
Ealing has over 30 conservation areas, including Ealing Common, Pitshanger Lane, Brentham Garden Estate, Castlebar Park, and parts of Acton and Hanwell. If your property falls within one of these areas, permitted development rights are restricted or removed entirely, and a full planning application is required.
Listed buildings in Ealing — including properties in the Brentham Garden Estate conservation area and select Victorian villas — require Listed Building Consent in addition to planning permission. This adds both cost (heritage statements, specialist surveys) and time (12–16 week decision periods are common).
Suddeco tip: Not sure if your Ealing property is in a conservation area? Our platform checks this automatically when you enter your address. Get your free instant assessment.
Party Walls in Ealing
Terraced and semi-detached properties are the norm in Ealing, which means party wall agreements are frequently required. The Party Wall etc. Act 1996 applies if your work affects a shared wall or boundary. Budget £800–£2,500 for a party wall surveyor, and allow 4–8 weeks for notice periods and agreement.
Hidden Costs Every Ealing Homeowner Should Budget For
Beyond the headline construction cost, Ealing projects often encounter these additional expenses:
| Cost Item | Typical Price | Notes |
|---|---|---|
| Parking suspensions and skip licences | £200–£600 | Ealing Council charges for on-street skip permits and parking bay suspensions. Narrow streets in older areas may require multiple suspensions. |
| Tree Preservation Orders (TPOs) | £500–£2,000+ | Ealing has extensive TPO coverage, especially in conservation areas. Removing or pruning protected trees requires council consent. |
| Drainage connections | £1,500–£4,000 | Older Ealing properties often have shared drains or clay pipes that need upgrading to connect new bathrooms or kitchens. |
| Asbestos removal | £1,000–£5,000 | Common in 1930s–1960s Ealing housing stock, particularly in soffits, Artex ceilings, and boiler flues. |
| Contingency fund | 12–15% of build cost | Essential. Ealing's older housing stock frequently reveals rot, subsidence, or outdated electrics once work begins. |
| Temporary accommodation | £1,000–£3,000 | For kitchen extensions, you may need 4–6 weeks without a working kitchen. For loft conversions, staying put is usually feasible. |
Kitchen Extension vs. Loft Conversion: Which Adds More Value?
For many Ealing homeowners, the choice is not whether to extend, but whether to extend outwards or upwards. Both options add significant value, but the best choice depends on your property and your family's needs.
| Factor | Kitchen Extension | Loft Conversion |
|---|---|---|
| Cost per m² (inc. VAT) | £2,500–£3,800 | £2,000–£3,500 |
| Typical total cost | £55,000–£95,000 | £50,000–£90,000 |
| Value added | 10–15% | 15–20% |
| Disruption | High (4–8 weeks without kitchen) | Moderate (dust and noise, but usable house) |
| Planning complexity | Higher (foundations, drainage, garden loss) | Lower (usually permitted development) |
| Best for | Families who need living space | Families who need bedrooms |
The combined approach: Many Ealing homeowners carry out both projects simultaneously or in sequence. A rear kitchen extension on the ground floor paired with a dormer loft conversion above creates a full two-storey addition. While the combined cost is significant (£100,000–£160,000 all-in), the value added to a typical Ealing semi-detached house can exceed £150,000 — and you avoid the cost and disruption of moving house entirely.
How Property Type Affects Your Cost in Ealing
Victorian and Edwardian Terraced Houses (Ealing Broadway, West Ealing, Acton)
- Kitchen extension: Straightforward rear extension, but narrow gardens (typically 4–6 m wide) limit depth. Side return infills are common and cost £2,800–£3,500 per m².
- Loft conversion: Cut roofs make conversion relatively simple. Dormers work well. Watch for party wall issues with both neighbours.
- Typical cost: £55,000–£75,000 for either project.
1930s Semi-Detached Houses (Greenford, Northolt, Hanwell)
- Kitchen extension: Generous gardens allow larger rear extensions. Hip-to-gable or wrap-around extensions are popular but more complex.
- Loft conversion: Hip-to-gable conversions are ideal for hipped roofs. Larger footprint means more loft space.
- Typical cost: £65,000–£90,000 for either project.
Post-War and Ex-Council Properties (Southall, Northolt)
- Kitchen extension: Shallower foundations may require underpinning or reinforced foundations. Budget £2,000–£5,000 extra.
- Loft conversion: Trussed roofs are common. Plan for the £4,000–£8,000 structural surcharge.
- Typical cost: £50,000–£75,000 for either project.
How to Save Money Without Cutting Corners
1. Choose the Right Project for Your Property
If your loft already has 2.3 m+ head height, a loft conversion is usually cheaper per m² than a ground-floor extension because it uses existing structure. If your loft is shallow or already converted, a kitchen extension is the better route.
2. Design for Permitted Development
Avoiding a full planning application saves £206–£462 in fees and 8–12 weeks in time. Our platform checks permitted development eligibility for your Ealing address instantly.
3. Book Off-Peak
West London builders are busiest from March to September. Booking your project for October–February can secure 5–10% discounts on labour, though weather delays are a consideration.
4. Use Standard Materials
Bespoke handmade bricks and imported tiles look beautiful but add cost. Standard materials from UK merchants are readily available in Ealing and easier to match to existing stock.
5. Get Your Design Right First Time
Changes on site are the single biggest cause of cost overruns. Our Concept Package delivers detailed plans and 3D renders in 48 hours for £495–£995 — a fraction of traditional architect fees.
6. Consider a Shell-Only Build
If you are handy or want to spread costs, a shell-only loft conversion (structure, insulation, electrics, plaster) lets you fit out the interior yourself later. This can save £8,000–£15,000.
How Suddeco Homes Helps Ealing Homeowners
Traditional renovation projects involve months of architect meetings, weeks waiting for quotes, and uncertainty about what Ealing Council will actually approve. Our platform eliminates the guesswork.
Step 1: Enter your Ealing postcode. Our AI analyses thousands of approved planning applications in W5, W13, W3, W7, UB1, UB5, UB6, and surrounding areas to understand what your local council has already permitted on homes like yours.
Step 2: Receive an instant 3D render, floor plans, and a location-specific cost estimate — completely free. No appointment, no waiting, no commitment.
Step 3: Choose your package. Our Concept Package delivers three renders, full plans, and one revision within 48 hours for £495–£995 (inc. VAT). Our Design + Planning package handles the full planning application, building regulations, and structural engineering for £2,495 (inc. VAT).
Step 4: Build with confidence. Our Design-to-Build service matches you with vetted West London builders, includes project management, milestone payment protection, and a 12-month warranty.
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Frequently Asked Questions
How much does a kitchen extension cost in Ealing in 2026?
A single-storey kitchen extension in Ealing typically costs £2,500–£3,800 per square metre inclusive of VAT, with all-in project costs ranging from £55,000 to £95,000 depending on size and finish level. West London labour rates and Ealing's urban site constraints push costs 25–40% above the national average.
How much does a loft conversion cost in Ealing in 2026?
A standard dormer loft conversion in Ealing costs £2,400–£3,200 per square metre inclusive of VAT, with total project costs of £50,000–£90,000. A Velux conversion starts at around £30,000, while a full mansard conversion can exceed £120,000.
Is a kitchen extension or loft conversion cheaper in Ealing?
Generally, a loft conversion is cheaper per square metre (£2,000–£3,500/m²) than a kitchen extension (£2,500–£3,800/m²) because it uses existing structure and avoids foundation and groundwork costs. However, the best choice depends on your property type, existing loft head height, and whether you need living space or bedrooms.
Do I need planning permission for a kitchen extension in Ealing?
Most single-storey rear kitchen extensions in Ealing fall under permitted development rights if they meet the depth, height, and materials criteria. However, if your property is in an Ealing conservation area or is a listed building, you will need full planning permission. You still need building regulations approval regardless.
Do I need planning permission for a loft conversion in Ealing?
Most loft conversions in Ealing qualify as permitted development, provided they stay within volume limits and do not extend beyond the existing roof plane at the front. If you live in a conservation area — such as Ealing Common, Pitshanger, or Brentham Garden Estate — you will need full planning permission.
How long does a kitchen extension take in Ealing?
A single-storey kitchen extension in Ealing typically takes 10–16 weeks from start to finish, including 2–3 weeks for foundations, 4–6 weeks for the structure, and 3–4 weeks for fitting out. Planning and design add another 6–10 weeks before construction begins. If your property is in a conservation area, add 8–12 weeks for planning approval.
How long does a loft conversion take in Ealing?
A standard dormer loft conversion takes 8–12 weeks on site. A Velux conversion may take 5–7 weeks, while a complex mansard conversion can take 12–16 weeks. Planning and design typically add 4–8 weeks beforehand.
How much value does a kitchen extension add in Ealing?
A well-executed kitchen extension typically adds 10–15% to a property's value in Ealing. On a £750,000 home, that is £75,000–£112,500 in added equity — often covering most or all of the project cost.
How much value does a loft conversion add in Ealing?
A loft conversion with a bedroom and bathroom typically adds 15–20% to a property's value in the London market. On a £750,000 Ealing home, that is £112,500–£150,000 in added equity. Nationwide data from October 2025 confirms that loft conversions remain one of the highest-ROI home improvements available.
What is the cheapest way to add space to my Ealing home?
The cheapest option is usually a Velux loft conversion or a shell-only conversion, starting at around £30,000–£40,000 inclusive of VAT. A small rear kitchen extension (12 m²) at budget specification starts at approximately £32,000–£40,000.
Do Ealing builders include VAT in their quotes?
Some do, some do not. Always confirm whether VAT at 20% is included in any quote you receive. This guide assumes VAT is included on all construction costs unless stated otherwise. Professional fees and council charges may be VAT-exempt.
How much does a party wall agreement cost in Ealing?
A party wall agreement typically costs £800–£2,500 depending on the complexity and whether both neighbours consent. In terraced areas of Ealing, this is a common requirement. Allow 4–8 weeks for the notice period and agreement process.
Can I live in my house during a kitchen extension in Ealing?
For the first 6–8 weeks, yes — though you will be without a functioning kitchen for 4–6 weeks during the fitting-out phase. Many Ealing homeowners set up a temporary kitchen in a utility room, garage, or dining room. For loft conversions, most homeowners remain in the property throughout.
What are Ealing Council's building regulation fees?
Ealing Council charges £300–£900 for Building Regulations Full Plans approval and £200–£600 for a Building Notice, depending on project size and complexity. These fees are VAT-exempt.
Are there grants or funding available for Ealing home improvements?
There are no specific Ealing Council grants for private kitchen extensions or loft conversions. However, energy-efficient improvements (insulation, heat pumps, solar panels) may qualify for government schemes or green mortgage incentives. Check the latest UK government energy efficiency guidance for current programmes.
Can I get an accurate cost estimate for my specific Ealing address?
Yes. Our free render tool analyses your specific Ealing postcode and nearby approved planning applications to generate an instant, address-specific cost estimate and 3D visualisation. For a detailed design, upgrade to our Concept Package (£495–£995) for full plans and multiple renders.
Related Articles
- How Much Does a Loft Conversion Cost in 2026? [UK Prices + VAT]
- Rear Extension Cost per m²: The Complete 2026 UK Guide
- Side Return Extension Cost: 2026 Pricing Guide
- Planning Permission Cost and Timeline: 2026 UK Guide
- Suddeco Pricing and Packages
Last updated: 9 July 2026. Cost figures are based on industry data from Checkatrade, the Federation of Master Builders, and the HomeOwners Alliance, adjusted for West London labour rates, Ealing Council fee schedules, and 2026 market conditions. All prices include VAT at 20% on labour and materials unless stated otherwise. Cost per m² is an average and actual prices vary by exact location, specification, contractor, and property condition. Always obtain detailed quotes before committing to a project.
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