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?
In Dumfries, 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 Dumfries 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 |
What moves the price most:
- Drainage changes
- Access for materials on terraced streets
- Total footprint and the amount of glazing
- Steelwork and propping of the existing house
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Do you need planning permission for a wraparound extension in Dumfries?
Whether you need planning permission depends on your house and its location 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.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
The work we manage on a wraparound extension:
- Structural engineer’s design for steels and supports
- Written agreement with neighbours on shared walls
- Foundations and drainage
- Walls, roof and glazing
- Building control completion
- 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 Dumfries
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.
Dumfries sits in Dumfries and Galloway. We cover the whole of Dumfries, including postcodes DG1.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about wraparound extensions in Dumfries
How long does a wraparound extension take in Dumfries?
Typically 12 to 18 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
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.
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.
How much does a wraparound extension cost in Dumfries?
In Dumfries, 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.
Do I need planning permission for a wraparound extension in Dumfries?
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.