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 Edinburgh?
In Edinburgh, 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 Edinburgh 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 |
The main things that change the cost:
- Steelwork and propping of the existing house
- Agreements with neighbours on shared walls
- Total footprint and the amount of glazing
- 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 Edinburgh?
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.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
From survey to sign-off, the job normally involves:
- Walls, roof and glazing
- Removal of internal and external walls
- Foundations and drainage
- Structural engineer’s design for steels and supports
- Design and planning application
- Underfloor heating option, electrics and plastering
How long does it take?
Allow 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 Edinburgh
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
We cover the whole of Edinburgh.
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 in place
We handle planning, building control and neighbour notices before work starts.
- 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 Edinburgh
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 long does a wraparound extension take in Edinburgh?
Typically 12 to 18 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
Do I need planning permission for a wraparound extension in Edinburgh?
In Scotland a wraparound extension normally needs planning permission and a building warrant.
How much does a wraparound extension cost in Edinburgh?
In Edinburgh, 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.
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.