Adding space to your home is one of the smartest investments you can make — but how much does a house extension actually cost in Leeds? The honest answer is: it depends on size, complexity, and the team you choose. This guide breaks down every cost you can expect in 2026, from architectural technologist fees to council application charges.

Single Storey Rear Extensions

A single storey rear extension is the most common project we handle at YPDS. Typical build costs from a reputable Leeds contractor run from £1,500 to £2,200 per square metre, so a 20m² extension might cost £30,000–£44,000 in construction alone.

On top of that, you’ll need:

• Architectural drawings: From £1,200 inc. VAT with YPDS — this covers your planning drawings, site plan, and all documents needed to submit a planning application or permitted development notification.
• Planning application fee: £548 (as of 2026) payable to Leeds City Council, or free if you’re using Permitted Development rights.
• Building regulations drawings: From £800 inc. VAT with YPDS — structural and technical drawings your builder needs to price and build the project.
• Building control fee: Typically £500–£900 depending on project size, paid to Leeds City Council or an approved inspector.

Two Storey Extensions

Two storey extensions almost always require full planning permission (they exceed permitted development limits) and involve more complex structural design. Build costs typically start at £2,000–£2,500 per square metre.

YPDS architectural fees for two storey projects start from £1,800 inc. VAT, reflecting the additional drawings required — you’ll need planning drawings for both floors, plus full building regs construction drawings.

Side Extensions and Wraparounds

Side extensions are popular in Leeds’s terraced and semi-detached suburbs — Horsforth, Chapel Allerton, Roundhay, and Meanwood all feature homes with good side space to utilise. These projects often combine a rear and side extension into an L-shape or wraparound, adding significant space to kitchen and living areas.

A typical L-shape wraparound in Leeds ranges from £45,000–£80,000 in construction, depending on spec. YPDS drawings typically start from £1,400 inc. VAT for these projects.

What Does YPDS Charge?

Our fees are transparent and fixed before you commit:

• Single storey extension drawings: from £1,200 inc. VAT
• Two storey extension drawings: from £1,800 inc. VAT
• Building regulations construction drawings: from £800 inc. VAT
• Full package (planning + building regs): from £1,800 inc. VAT

We don’t charge hourly rates. You get a fixed fee upfront so you can budget with confidence.

What’s Not Included in Architectural Technologist Fees?

Architectural Technologist or architectural technologist fees cover design, drawings, and application submission. They don’t cover:

• Structural engineering calculations (usually £400–£800 from a structural engineer)
• Party Wall agreements (relevant if you’re building close to a shared boundary)
• SAP energy calculations (required for some building regs submissions)
• Asbestos surveys (required in older Leeds properties before structural work)

How Long Does the Process Take?

A typical Leeds house extension project from first enquiry to planning decision takes 10–14 weeks: roughly 3–4 weeks to produce drawings, then 8 weeks for Leeds City Council to determine a householder planning application. Building regulations drawings can be prepared in parallel, so your builder can start pricing while planning is pending.

Ready to Get Started?

The best way to understand the cost for your specific project is to talk to us. We offer a free initial consultation where we’ll review your property, discuss what’s achievable, and give you a fixed fee quote on the spot. Get in touch today.