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 Dumfries and Galloway?
In Dumfries and Galloway, 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. Building costs in Scotland are close to the UK average, so the figures for Dumfries and Galloway are close to our national guide. 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:
- Drainage changes
- Total footprint and the amount of glazing
- Kitchen and flooring specification
- Access for materials on terraced streets
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 Dumfries and Galloway?
Here is how the rules work for a wraparound extension in Scotland. In Scotland a wraparound extension normally needs planning permission and a building warrant.
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
We check this for your address before design work starts, so there are no surprises later.
What we handle
The work we manage on a wraparound extension:
- Walls, roof and glazing
- Building control completion
- Written agreement with neighbours on shared walls
- Structural engineer’s design for steels and supports
- Foundations and drainage
- Underfloor heating option, electrics and plastering
How long does it take?
Build time is typically 12 to 18 weeks on site. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Dumfries and Galloway
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Towns we cover in Dumfries and Galloway include Dumfries, Stranraer and Annan.
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 Dumfries and Galloway
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.
Who approves a wraparound extension in Dumfries and Galloway?
Planning matters in Dumfries and Galloway go to the council covering your address, and the work needs a building warrant. We prepare and submit the applications for you.
Do I need planning permission for a wraparound extension in Dumfries and Galloway?
In Scotland a wraparound extension normally needs planning permission and a building warrant.
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.
How much does a wraparound extension cost in Dumfries and Galloway?
In Dumfries and Galloway, 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.