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.
How much does a wraparound extension cost in Bearsden?
In Bearsden, a wraparound extension typically costs £2,150–£3,100 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £60,000–£87,000. Prices in Scotland sit near the national average for this kind of work, and the range for Bearsden reflects that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £43,000–£62,000 |
| Typical project (28 m²) | £60,000–£87,000 |
| Larger project (39 m²) | £84,000–£121,000 |
| Rate per m² | £2,150–£3,100 |
The main things that change the cost:
- Steelwork and propping of the existing house
- Total footprint and the amount of glazing
- Access for materials on terraced streets
- Drainage changes
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a wraparound extension in Bearsden?
Before anything is built in Bearsden, we confirm which approvals apply in Scotland. In Scotland a wraparound extension normally needs planning permission and a building warrant.
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.
We check this for your address before design work starts, so there are no surprises later.
What we handle
From survey to sign-off, the job normally involves:
- Walls, roof and glazing
- Underfloor heating option, electrics and plastering
- Structural engineer’s design for steels and supports
- Written agreement with neighbours on shared walls
- Foundations and drainage
- Design and planning application
How long does it take?
Expect 12 to 18 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Bearsden
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
Our Bearsden coverage includes postcode districts G61, and we also work in nearby places such as Clydebank, Renfrew and Erskine.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about wraparound extensions in Bearsden
How much does a wraparound extension cost in Bearsden?
In Bearsden, a wraparound extension typically costs £2,150–£3,100 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £60,000–£87,000. Your fixed price depends on the survey and drawings.
How long does a wraparound extension take in Bearsden?
Typically 12 to 18 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
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.
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.
Do I need planning permission for a wraparound extension in Bearsden?
In Scotland a wraparound extension normally needs planning permission and a building warrant.
Can we keep a separate living room?
Yes. Many clients keep the front room separate and open up only the back of the house.