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 Dagenham?
In Dagenham, a wraparound extension typically costs £2,850–£4,150 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £80,000–£116,000. We start from a UK-wide guide and adjust it for London, where labour and materials are typically about 30% above average. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £57,000–£83,000 |
| Typical project (28 m²) | £80,000–£116,000 |
| Larger project (39 m²) | £111,000–£162,000 |
| Rate per m² | £2,850–£4,150 |
The main things that change the cost:
- Party wall surveyor fees for one or both neighbours
- Steelwork and propping of the existing house
- Drainage changes
- Access for materials on terraced streets
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 Dagenham?
Whether you need planning permission depends on your house and its location in 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.
Where work involves a shared wall, building on the boundary, or digging foundations within 3 metres of a neighbour’s building and deeper than its foundations (or within 6 metres for deeper work), the Party Wall etc. Act 1996 applies and notices must be served before work starts.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
What we take care of:
- Walls, roof and glazing
- Structural engineer’s design for steels and supports
- Design and planning application
- Party wall notices and surveyor liaison
- Building control completion
- Removal of internal and external walls
How long does it take?
Build time is typically 12 to 18 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Dagenham
Space is at a premium in London, so homeowners often build out into the side return or up into the roof rather than move.
We work across Dagenham and neighbouring areas such as Romford, Hornchurch and Barking. Postcodes we cover in Dagenham include RM10.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 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
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 Dagenham
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 much does a wraparound extension cost in Dagenham?
In Dagenham, a wraparound extension typically costs £2,850–£4,150 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £80,000–£116,000. Your fixed price depends on the survey and drawings.
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.
How long does a wraparound extension take in Dagenham?
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.