Question 1

What does a rear extension with an open-plan kitchen-diner cost on a Hayes terrace, UB3 or UB4?

Accepted Answer

For a typical UB3 or UB4 terrace — groundworks, structural steel or concrete frame, flat or lean-to roof, bifold or sliding glass doors and plastered shell — the extension structure alone generally comes to £39,000–£60,000. A full kitchen refit on top of that, covering units, worktops, appliances and all plumbing connections, adds a further £13,000–£25,000 depending on specification. Most Hayes terraces on standard plots fall within Hillingdon Council's permitted development parameters without requiring a planning application, but we check every UB3 and UB4 address individually before the quote is written. Both scopes arrive as a single itemised document the same afternoon as our site visit.

Question 2

Under what conditions can Hayes homeowners extend without a full planning application (UB3, UB4)?

Accepted Answer

Hillingdon's householder permitted development rights allow a single-storey rear extension of up to three metres projection on a terrace — or four metres on a semidetached or detached — without a planning application. Through the neighbour consultation scheme, projections of up to six metres for terraces and eight metres for semis and detacheds can proceed provided no affected neighbour raises a formal objection. Article 4 directions that remove these rights are not widespread across Hayes residential streets, though conditions can vary block by block. We run every UB3 and UB4 address through Hillingdon's planning records during the survey stage so you carry no abortive design costs if a local constraint applies.

Question 3

What is a realistic budget for a whole-house renovation on an interwar or post-war property in Hayes (UB3/UB4)?

Accepted Answer

A top-to-bottom renovation of a three-bedroom terrace or semi in Hayes — new consumer unit and full rewire, replumbing, replastering, a fresh kitchen, two bathrooms, engineered timber flooring and full redecoration — typically falls between £88,000 and £148,000. Folding a rear extension or loft conversion into the same programme lets trades share scaffold and access, which reduces both overall cost and the length of disruption. Any boiler or heating work within the renovation is handled by our Gas Safe registered partner. Every line of the budget is itemised separately so you can see precisely what each element costs before committing to the full scope.

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Services we deliver in Hayes

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Commonquestions, Hayes.

Let's talk through what you're planning.