Property Services in Dulwich
Professional renovations and home improvements in Dulwich, South East London
About Dulwich
Dulwich is home to some of the finest period properties in South East London — large Victorian villas in East Dulwich, grand Edwardian detached houses in Dulwich Village, and characterful terraces in West Dulwich. With average property values well above the London average, homeowners here invest in high-quality renovations that match the standard of the existing architecture.
Postcodes we cover: SE21, SE22, SE24
Popular Services in Dulwich
Kitchen extensions are the most requested service in Dulwich, particularly wraparound extensions on the large Victorian villas in SE22 that combine a side return with a rear extension to create substantial open-plan kitchen-diners. Bathroom renovations are also popular, with many clients upgrading original period bathrooms to include walk-in showers and underfloor heating while preserving features like original cornicing and fireplaces.
Planning & Building Control in Dulwich
Dulwich has extensive conservation areas managed by the Dulwich Estate, a private body that controls the appearance of properties in the area. This means planning and design requirements can be more stringent than standard Southwark Council rules. We have experience working within Dulwich Estate guidelines, including restrictions on front-facing dormers, material specifications, and window styles. For non-Estate properties, Southwark Council is generally supportive of sensitive rear extensions under permitted development.
Dulwich Property Insights
The large Victorian villas in Dulwich often have basements or semi-basements that can be tanked and converted into additional living space. The London Clay subsoil in SE21 and SE22 requires careful foundation design — we typically specify piled or trench-fill foundations for extensions to avoid movement on clay that shrinks in dry weather and swells when wet.
Common Projects in Dulwich
Wraparound kitchen extension on a Victorian villa
The flagship project in Dulwich. Large Victorian villas in SE22 have generous side returns and substantial rear gardens, which suit a combined side-and-rear wraparound extension creating 30-50 square metres of new open-plan space. Typical specification includes Crittall-style glazing, roof lanterns, underfloor heating, and a high-end kitchen from a specialist supplier. Cost is £80,000-£140,000 including structural steelwork, foundations on London Clay (typically piled or deep trench-fill), glazing, electrics, plumbing, and finishes. Build time 14-18 weeks. The Dulwich Estate scheme of management consent is required on Estate properties.
Period bathroom renovation
Dulwich clients typically upgrade original period bathrooms while preserving features like cornicing, fireplaces, and original sash windows. Specifications include walk-in showers with frameless glass, freestanding baths, premium sanitaryware (Duravit, Lefroy Brooks, Drummonds), large-format porcelain or natural stone tiles, and underfloor heating. We replumb the cast-iron soil stack section behind the bathroom while the wall is open, which saves a messy job later. Cost is £8,000-£18,000 for a full bathroom renovation. Build time 3-5 weeks.
Basement tanking and conversion
Many Victorian villas in Dulwich have semi-basements or full basements currently used for storage. The London Clay creates groundwater pressure that pushes water through brickwork even on well-maintained walls. We tank the basement with a waterproof membrane system (typically Newton or Triton), creating a dry usable space for utility rooms, wine stores, home offices, or guest accommodation. Cost is £8,000-£20,000 depending on size and specification. The Dulwich Estate may restrict external waterproofing options that involve digging trenches; internal tanking avoids this issue and is often the better choice on Estate properties.
Full property renovation on an Edwardian detached
Edwardian detached properties in Dulwich Village typically come to market needing complete refurbishment after long ownership. Scope includes rewiring, replumbing, full insulation upgrade where possible, new kitchen and bathrooms, plastering throughout, and complete redecoration. Original features (cornicing, ceiling roses, fireplaces, panelled doors, deep skirtings) are protected and restored. Cost is £150,000-£350,000 depending on size and specification. Build time 20-28 weeks with a single project manager. Dulwich Estate consent is required for any external alterations including window replacement, render colour, or front door changes.
Our Services in Dulwich
Kitchen Extensions
We design and build kitchen extensions that turn cramped, separate rooms into open-plan spaces you actually want to cook and eat in.
From £45,000 | 10–14 weeks
Bathroom Fitting
Full bathroom renovations, from stripping out tired suites to fitting walk-in showers, freestanding baths, and underfloor heating.
From £4,000 | 2–4 weeks
Side Return Extensions
That narrow alley down the side of your terrace? We turn it into usable kitchen space.
From £35,000 | 8–10 weeks
Loft Conversions
Add a bedroom, en-suite, or home office without moving house.
From £45,000 | 6–10 weeks
Painter & Decorator
Clean lines, sharp edges, and a finish that lasts.
From £400 | 1–3 weeks
Property Renovation
Whole-house renovations managed by one team — structural work, rewiring, replumbing, kitchens, bathrooms, and decoration.
From £30,000 | 8–20 weeks
Damp Proofing
Damp ruins walls, damages health, and knocks thousands off your property value.
From £1,500 | 1–2 weeks
Garage Conversions
Your garage is wasted space.
From £15,000 | 4–8 weeks
End of Tenancy Painting
Tenants out Friday, painters in Monday, keys back by Thursday.
From £800 | 0.5–1 weeks
Media Wall Installation
We design and build bespoke media walls — the framework, the joinery, the electrics, and the finish.
From £3,500 | 1–2 weeks
What Customers Say
“All Well managed our project from start to finish. Professional, tidy, and great communication throughout.”
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“Fixed-price contract, no surprises, and they handled all the Building Control paperwork.”
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Frequently Asked Questions
- Do I need Dulwich Estate consent on top of Southwark planning?
- If your property is on the Dulwich Estate (most of SE21 and large parts of SE22 and SE24), yes. Estate consent is separate from Southwark Council planning permission and is required for external alterations including extensions, window changes, render colours, front doors, and roof material changes. The Estate has design requirements covering proportions, materials, and elevations. Application takes 6-10 weeks and runs in parallel with the Southwark planning application. We handle both as part of the project rather than asking you to navigate two parallel processes.
- Why do extensions cost more in Dulwich than in surrounding boroughs?
- Three factors. First, foundation design — the London Clay subsoil shrinks and swells with moisture, and we typically specify piled or deep trench-fill foundations (1.5-2.0 metres) to avoid movement, which adds £4,000-£8,000 over standard foundations. Second, the Dulwich Estate's design requirements often specify higher-spec materials (lime mortar, slate roofing, traditional sash windows, Crittall glazing) which cost more than standard alternatives. Third, the local market expects a premium finish, and clients typically specify higher-end fixtures, joinery, and surface materials. The cost premium over neighbouring boroughs is typically 15-25% for an equivalent project.
- Can I convert a Dulwich basement into living space?
- Yes. Most Victorian villas in Dulwich have semi-basements or full basements that can be tanked and converted into utility rooms, wine stores, home offices, or guest accommodation. The London Clay creates groundwater pressure that pushes water through brickwork, so a waterproof membrane system (Newton or Triton) is essential. Internal tanking avoids the need to dig externally, which can be restricted on Dulwich Estate properties. For habitable use (bedroom or living room), the conversion needs to meet Building Regulations for ventilation, daylight (light wells if needed), and fire escape. Cost is £8,000-£20,000 for tanking; converting to habitable use adds £15,000-£40,000.
- How do you preserve original features during a Dulwich renovation?
- Properly. Cornicing, ceiling roses, picture rails, deep skirtings, fireplaces, panelled doors, and tiled hallway floors are protected with custom-made plywood or cardboard sheeting before any heavy work, and we use lime-based plaster repairs rather than gypsum where the substrate is original. For listed buildings, Listed Building Consent is required for any change to original features and we apply for consent before work starts. Original features add real value to Dulwich properties — typically £20,000-£50,000 on a property worth over a million — and the cost of preserving them is small compared with the loss from stripping them out.
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