What is a wraparound extension?
A wraparound extension combines a side return and a rear extension into one L-shaped addition. It gives the largest possible ground floor, often creating an open-plan kitchen, dining and living space across the whole width of the house.
Because it covers both the side and the rear, a wraparound usually needs a planning application and involves more structural work than either extension on its own.
What we handle
- Design and planning application
- Structural engineer’s design for steels and supports
- Party wall notices and surveyor liaison
- Foundations and drainage
- Walls, roof and glazing
- Removal of internal and external walls
- Underfloor heating option, electrics and plastering
- Building control completion
Options to consider
Glass corner
A frameless glass corner gives a striking view of the garden, supported by a concealed steel frame.
Pitched side, flat rear
A sloping roof over the side return with a flat roof and lantern to the rear.
Open-plan layout
Kitchen, dining and living in one space, with a utility or WC tucked into the old back room.
Matching brick
Reclaimed or matched brick keeps a period house looking right.
How much does a wraparound extension cost?
A wraparound extension typically costs £2,200–£3,200 per m² of floor area across the UK, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £61,500–£89,500. Build time is usually 12 to 18 weeks on site. Design, structural calculations and council fees are extra.
| Region | Guide range (per m² of floor area) |
|---|---|
| London | £2,850–£4,150 |
| South East | £2,450–£3,600 |
| East of England | £2,350–£3,400 |
| South West | £2,250–£3,250 |
| West Midlands | £2,150–£3,100 |
| East Midlands | £2,100–£3,050 |
| North West | £2,050–£3,000 |
| Yorkshire and the Humber | £2,050–£3,000 |
| North East | £2,000–£2,900 |
| Wales | £2,000–£2,950 |
| Scotland | £2,150–£3,100 |
| Northern Ireland | £1,900–£2,750 |
What changes the price:
- Total footprint and the amount of glazing
- Steelwork and propping of the existing house
- Party wall surveyor fees for one or both neighbours
- Access for materials on terraced streets
- Kitchen and flooring specification
- Drainage changes
Use the guide price tool for a figure based on your measurements, or see all guide prices.
Do I need planning permission?
England
In England a wraparound extension combines side and rear elements, which normally takes it outside permitted development, so a householder planning application is made.
Wales
In Wales a wraparound extension combines side and rear elements; it can only be permitted development if each part meets the limits, so many need a householder planning application.
Scotland
In Scotland a wraparound extension normally needs planning permission and a building warrant.
Northern Ireland
In Northern Ireland a wraparound extension normally needs planning permission and building control approval.
Even when planning permission is not needed, building regulations approval (a building warrant in Scotland) usually is. We make the applications and book the inspections.
How long does it take?
Typically 12 to 18 weeks on site. Surveys, design and approvals usually take 3 to 4 months beforehand.
How it works
- 01
Free visit
We look at the property, discuss what you want and measure up.
- 02
Design and fixed quote
Drawings, calculations and an itemised price for the agreed specification.
- 03
Approvals
Planning or permitted development, building regulations and neighbour matters.
- 04
Build and sign-off
Built to a written programme, with a completion certificate at the end.
Wraparound extensions: questions and answers
Does a wraparound extension need planning permission?
Almost always. Combining side and rear elements usually goes beyond permitted development limits, so a householder planning application is normally made.
How long does it take to build?
Around 12 to 18 weeks on site after approvals. Design, planning and party wall matters usually take 3 to 4 months beforehand.
Is a wraparound worth it?
It gives the biggest ground-floor space without going upwards. Whether it adds value depends on your street and house, so we suggest checking local sale prices before committing.
Will both neighbours be affected?
Usually only the neighbour on the side return side, but rear foundations near either boundary can trigger party wall notices.
Can we keep a separate living room?
Yes. Many clients keep the front room separate and open up only the back of the house.
What about the old back addition?
The side wall of the back addition is usually removed and replaced with a steel beam, so the old kitchen joins the new space.