Builders & Renovation Specialists in Penge
Kitchen extensions, loft conversions, bathrooms and full renovations in Penge, South East London (SE20)
NICEIC, Gas Safe, FENSA and CHAS accredited. 57+ Google reviews averaging 4.9 stars. Free site visit, fixed-price quote.
About Penge
Penge sits right next to our Anerley office — for builders, it doesn't get more local than the next street over. The Victorian terraces along Penge High Street and the Edwardian cottages around Penge West station offer affordable entry points to home ownership in South East London, and many buyers are investing in renovation immediately after purchase to add value and create the home they want.
Postcodes we cover: SE20
Popular Services in Penge
Damp proofing is a frequent requirement in Penge — the Victorian terraces here are prone to rising damp where the original damp-proof courses have failed, and we carry out DPC injection treatments and replastering regularly in SE20. Kitchen extensions are equally popular, with homeowners opening up the back of terraced houses to create open-plan kitchen-diners. End-of-tenancy painting is common given the strong rental market in the area.
Planning & Building Control in Penge
Penge falls under Bromley Council planning. The area has no conservation zone restrictions, meaning permitted development rights are widely available for rear extensions, loft conversions, and garage conversions. Bromley Council is straightforward to work with for standard residential projects, and we handle the Lawful Development Certificate process on behalf of every client.
Penge Property Insights
Many Penge properties date from the 1870s-1900s and share the same construction as neighbouring Anerley — solid 9-inch London stock brick walls, timber floors, and slate roofs. The lower-lying parts of Penge near the railway line can have higher moisture levels in the ground, making damp proofing particularly important. Foundation depths for extensions in SE20 are typically 1.0-1.3 metres in the mixed clay and gravel subsoil.
Common Projects in Penge
Damp proofing and replastering on a Victorian terrace
The single most common project we run in Penge. The terraces along the lower-lying streets near Penge West and Penge East stations are particularly affected by rising damp where original slate damp-proof courses have failed after 120+ years. We diagnose the cause first (rising, penetrating, or condensation), inject a silicone-based DPC cream into the mortar course at regular intervals, allow 4-6 weeks for the wall to dry, then replaster with salt-resistant render. Cost is from £2,500 including replastering. Treatment is guaranteed for 20 years and the guarantee is transferable to subsequent owners.
Single-storey rear kitchen extension
Most Penge terraces have a small dark kitchen at the rear that doesn't suit modern family life. We open the rear wall, add 4 metres of extension with bifold doors, and create an open-plan kitchen-diner with garden access. Permitted development covers the standard 3-metre projection on terraces (4 metres for end-of-terrace) without a planning application. Cost is from £40,000 including foundations, steelwork, glazing, electrics, plumbing, and finishes. Build time 10-14 weeks. We submit a Lawful Development Certificate to Bromley Council for written confirmation, which protects the property at sale time.
Full property renovation for first-time buyers
Penge attracts many first-time buyers because property prices are noticeably below neighbouring Crystal Palace and Beckenham. Many buyers commission a full renovation immediately after purchase to bring the property up to modern standards. Scope includes rewiring to BS 7671, replumbing, knocking through the ground floor, new kitchen and bathroom, plastering, and complete decoration. Cost is from £55,000 depending on size and scope. Build time 12-18 weeks with one team and a single project manager. Many Penge terraces still have original lead supply pipes that we replace as part of the replumb.
End-of-tenancy painting on rental properties
Penge has a strong rental market with many buy-to-let landlords managing portfolios of 2-3 bed terraces and conversion flats. We work with several local letting agents on rolling end-of-tenancy contracts: tenants out Friday, our team in Monday, keys back to the agent by Thursday or Friday. Neutral colours, fresh white ceilings, fresh woodwork. Cost is from £1,500 for a typical 2-bed flat in Penge. Portfolio rates of 10-15% off apply when working through the same agent or landlord on three or more properties per year.
Our Services in Penge
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.
Fixed-price quote
Bathroom Fitting
Full bathroom renovations, from stripping out tired suites to fitting walk-in showers, freestanding baths, and underfloor heating.
Fixed-price quote
Side Return Extensions
That narrow alley down the side of your terrace? We turn it into usable kitchen space.
Fixed-price quote
Loft Conversions
Add a bedroom, en-suite, or home office without moving house.
Fixed-price quote
Painter & Decorator
Clean lines, sharp edges, and a finish that lasts.
Fixed-price quote
Property Renovation
Whole-house renovations managed by one team — structural work, rewiring, replumbing, kitchens, bathrooms, and decoration.
Fixed-price quote
Damp Proofing
Damp ruins walls, damages health, and knocks thousands off your property value.
Fixed-price quote
Garage Conversions
Your garage is wasted space.
Fixed-price quote
End of Tenancy Painting
Tenants out Friday, painters in Monday, keys back by Thursday.
Fixed-price quote
Media Wall Installation
We design and build bespoke media walls — the framework, the joinery, the electrics, and the finish.
Fixed-price quote
Handyman & Property Maintenance
A reliable local handyman backed by a proper building firm.
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What Customers Say
“So happy with the work done by Les and Richard!! We bought a house that needed new paint, cracks filled, a new bathroom fan and some mold removal and they did it all. The quality of the work is phenomenal; it looks like a brand new house. We’ll definitely be hiring them for our future projects!”
Brenna Bodine
6 months ago
“We've had a media wall put in place with fireplace. Richard was very professional and everything that I had got addressed fast. The medial wall looks great, would def recommend them”
Raluca Andra
2 months ago
All Well has completed 100+ projects across 25 London boroughs since 2020. We are NICEIC approved for electrical work, FENSA registered for glazing, and CHAS certified for site safety, with Public Liability insurance to £5 million. 57+ Google reviews average 4.9 stars. All Well Property Services® is a UK registered trademark, Companies House no. 12721034, operating from Unit 1 Limes Avenue, Anerley SE20 8QR.
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Nearby Areas
Frequently Asked Questions
- Why is damp proofing so common in Penge?
- Two reasons. First, age — most Penge properties are 120+ years old and the original slate damp-proof courses have failed at scale. Second, geography — the lower-lying streets near the railway have higher persistent groundwater than properties higher up the slope, which makes rising damp more aggressive when the DPC fails. We diagnose first (rising, penetrating, or condensation each need different treatments) and treat the actual cause. Standard chemical DPC injection plus salt-resistant replastering is the typical fix, with a 20-year guarantee on treated walls.
- How quickly can you get to a Penge property?
- Five minutes from our office on Limes Avenue. Penge sits directly next to Anerley, and we treat it as part of our home territory. Surveys are usually scheduled the same day or next morning if the call comes before noon. Most quotes go out within 48 hours of the visit. For damp problems and end-of-tenancy turnarounds — both common in Penge — we hold local schedules and can usually fit in surveys, quotes, and starts faster than companies travelling in from across London.
- Do I need planning permission for an extension in Penge?
- Most single-storey rear extensions don't need a planning application. Permitted development limits are 3 metres from the rear wall for terraced houses and 4 metres for semi-detached or detached properties (with eaves up to 3 metres and overall height up to 4 metres). Penge is not in a conservation area, which keeps the rules straightforward. We submit a Lawful Development Certificate (£129) to Bromley Council for written confirmation, which protects the property at sale time. Larger projects need a full planning application and we handle that as part of the project.
- What's the typical Penge property age and how does that affect projects?
- Most Penge properties date from 1870 to 1910. They typically have solid 9-inch London stock brick walls, timber floors on solid ground floors, slate roofs, original lime plaster internally, and pre-1992 paint layers on woodwork that may contain lead. Each of these affects renovation work. Lime plaster needs breathable paint, not vinyl matt. Timber floors need ventilation under the joists to avoid wet rot. Slate roofs need careful repair if any tiles are slipping. We test for lead with 3M LeadCheck swabs before any heavy sanding work and follow HSE Control of Lead at Work guidance.
Get a Free Quote in Penge
Tell us your project and we will book a free site visit, then send a fixed-price quote in writing. No obligation.