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 Harlow?
In Harlow, 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. That range is adjusted for the East of England, where domestic building work typically costs around 6% above the national average. 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
- Drainage changes
- Total footprint and the amount of glazing
- Access for materials on terraced streets
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a wraparound extension in Harlow?
Approvals for a wraparound extension in Harlow follow the rules for 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.
Where work involves a shared wall, building on the boundary, or digging foundations within 3 metres of a neighbour’s building and deeper than its foundations (or within 6 metres for deeper work), the Party Wall etc. Act 1996 applies and notices must be served 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
Handled as part of most wraparound extensions:
- Party wall notices and surveyor liaison
- Walls, roof and glazing
- Removal of internal and external walls
- Structural engineer’s design for steels and supports
- Underfloor heating option, electrics and plastering
- Building control completion
How long does it take?
Build time is typically 12 to 18 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Harlow
Many towns in the East of England have estates built since the 1970s, where garage conversions and rear extensions are popular.
Our Harlow coverage includes postcode districts CM17, CM18 and CM92, and we also work in nearby places such as Hoddesdon, Bishops Stortford and Waltham Abbey.
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 Harlow
How much does a wraparound extension cost in Harlow?
In Harlow, 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.
Who approves a wraparound extension in Harlow?
Planning matters in Harlow go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
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.
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 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.