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 Bracknell?
In Bracknell, a wraparound extension typically costs £2,450–£3,600 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £68,500–£101,000. Building costs in the South East run about 12% above the UK average, and the figures for Bracknell are adjusted to reflect that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £49,000–£72,000 |
| Typical project (28 m²) | £68,500–£101,000 |
| Larger project (39 m²) | £95,500–£140,500 |
| Rate per m² | £2,450–£3,600 |
The biggest cost drivers are:
- Steelwork and propping of the existing house
- Access for materials on terraced streets
- Drainage changes
- Total footprint and the amount of glazing
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a wraparound extension in Bracknell?
Approvals for a wraparound extension in Bracknell follow the rules for 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.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
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:
- Foundations and drainage
- Design and planning application
- Removal of internal and external walls
- Structural engineer’s design for steels and supports
- Building control completion
- Party wall notices and surveyor liaison
How long does it take?
Allow 12 to 18 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Bracknell
Commuter towns across the South East have many 1930s and post-war semis that suit rear extensions and hip-to-gable loft conversions.
Bracknell sits in Berkshire, about 10 miles east of Reading. We cover the whole of Bracknell, including postcodes RG12 and RG42.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about wraparound extensions in Bracknell
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.
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.
How much does a wraparound extension cost in Bracknell?
In Bracknell, a wraparound extension typically costs £2,450–£3,600 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £68,500–£101,000. Your fixed price depends on the survey and drawings.
Who approves a wraparound extension in Bracknell?
Planning matters in Bracknell go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.