House Extension Cost in Leeds (2026)
House Extension Cost in Leeds: a typical 30 m² single-storey rear extension with a standard finish in Leeds costs around £83,000–£126,000 including VAT, or about £3,355 per m². These are 2026 benchmark figures for planning your budget — your exact cost depends on finish, site conditions, access and structural work.
Typical cost range in Leeds
£83,000 to £126,000 including VAT, around £3,355 per m². Based on a typical 30 m² single-storey rear extension with a standard finish. Figures last reviewed Q2 2026.
What's included
- Preliminaries: £3,438 (3.4% of typical cost)
- Demolition / strip out: £2,130 (2.1% of typical cost)
- Groundworks: £4,260 (4.2% of typical cost)
- Substructure: £7,099 (7.1% of typical cost)
- Superstructure: £15,619 (15.5% of typical cost)
- Roofing: £5,679 (5.6% of typical cost)
- Windows and doors: £5,679 (5.6% of typical cost)
- M&E: £8,519 (8.5% of typical cost)
- Internal finishes: £11,359 (11.3% of typical cost)
- External works: £4,970 (4.9% of typical cost)
- Contingency: £6,875 (6.8% of typical cost)
- Professional fees: £8,250 (8.2% of typical cost)
- VAT: £16,775 (16.7% of typical cost)
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Frequently asked questions
How much does a house extension cost in Leeds?
In Leeds, a typical 30 m² single-storey rear extension with a standard finish typically costs £83,000–£126,000 including VAT, which works out at roughly £3,355 per m². The final figure depends on the finish you choose, ground and site conditions, access, and how much structural work is involved.
Why is a house extension more expensive in Leeds than the UK average?
Build Hub applies a regional cost multiplier for Leeds that reflects local labour rates, material logistics and demand. Prices in higher-cost regions such as London and the South East run well above the national average, while much of the North, Wales and Scotland sits below it.
What does this house extension estimate include?
The range covers construction works, a main-contractor margin, a contingency allowance and professional fees. It excludes VAT where shown separately, plus fittings, fees and surveys listed in the exclusions. It is a planning-stage benchmark, not a fixed quotation.
Do I pay VAT on a house extension?
Most house extension work is standard-rated at 20% VAT. Some energy-saving measures and works to listed or long-empty properties can qualify for a reduced or zero rate — check the specifics with your contractor and HMRC.
Do I need planning permission for a house extension in Leeds?
Many smaller projects fall under permitted development, but limits vary by property type, location and whether you're in a conservation area. Use Build Hub's free planning guidance to check your specific address before you budget.
How can I get a more accurate house extension quote?
Run your own numbers with Build Hub's free cost estimator — it adjusts for your exact postcode, size, finish, access and site conditions in seconds, with no account required. You can then invite vetted local contractors to tender.