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 Dunstable?
In Dunstable, a wraparound extension typically costs £2,350–£3,400 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £66,000–£95,000. Prices across the East of England are typically 6% above the UK average for this kind of work, which is reflected in the range for Dunstable. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £47,000–£68,000 |
| Typical project (28 m²) | £66,000–£95,000 |
| Larger project (39 m²) | £91,500–£132,500 |
| Rate per m² | £2,350–£3,400 |
Your quote will depend mainly on:
- Party wall surveyor fees for one or both neighbours
- Kitchen and flooring specification
- Steelwork and propping of the existing house
- 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 Dunstable?
Before anything is built in Dunstable, we confirm which approvals apply 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.
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.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
The work we manage on a wraparound extension:
- Underfloor heating option, electrics and plastering
- Structural engineer’s design for steels and supports
- Removal of internal and external walls
- Building control completion
- Foundations and drainage
- Walls, roof and glazing
How long does it take?
Expect 12 to 18 weeks on site. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Dunstable
Across the East of England, 1930s and post-war semis, newer estates and rural cottages all feature, each with different extension and loft options.
If your home is in Dunstable or close by in Luton, Leighton Buzzard and Harpenden, a free home visit is the first step.
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 pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about wraparound extensions in Dunstable
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.
Do you build wraparound extensions in Dunstable?
Yes. We build wraparound extensions across Dunstable, including postcodes LU6. Every project starts with a free home visit.
How long does it take to build?
Around 12 to 18 weeks on site after approvals. Design, planning and party wall matters usually take 3 to 4 months beforehand.
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 much does a wraparound extension cost in Dunstable?
In Dunstable, a wraparound extension typically costs £2,350–£3,400 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £66,000–£95,000. Your fixed price depends on the survey and drawings.