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 Hackney?
In Hackney, 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 |
What moves the price most:
- Party wall surveyor fees for one or both neighbours
- Access for materials on terraced streets
- Total footprint and the amount of glazing
- Drainage changes
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 Hackney?
The approval route for Hackney is set by planning law 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.
We check this for your address before design work starts, so there are no surprises later.
What we handle
Handled as part of most wraparound extensions:
- Foundations and drainage
- Walls, roof and glazing
- Underfloor heating option, electrics and plastering
- Design and planning application
- Removal of internal and external walls
- Party wall notices and surveyor liaison
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 Hackney
Many London boroughs have conservation areas and detailed design guides, so early design advice saves time at the planning stage.
Hackney sits in Greater London, about 5 miles north-east of central London. We cover the whole of Hackney, including postcodes E2, E8 and E20.
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 Hackney
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.
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 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.
How much does a wraparound extension cost in Hackney?
In Hackney, 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.
Who approves a wraparound extension in Hackney?
Planning matters in Hackney go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.