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 Kempston?
In Kempston, 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 Kempston. 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:
- Access for materials on terraced streets
- Steelwork and propping of the existing house
- Drainage changes
- Total footprint and the amount of glazing
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 Kempston?
Before anything is built in Kempston, 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.
We check this for your address before design work starts, so there are no surprises later.
What we handle
On a typical wraparound extension we handle:
- Underfloor heating option, electrics and plastering
- Structural engineer’s design for steels and supports
- Walls, roof and glazing
- Party wall notices and surveyor liaison
- Foundations and drainage
- Removal of internal and external walls
How long does it take?
Expect 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 Kempston
Across the East of England, 1930s and post-war semis, newer estates and rural cottages all feature, each with different extension and loft options.
Kempston sits in Bedfordshire, about 2 miles south-west of Bedford. We cover the whole of Kempston, including postcodes MK42.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 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 handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about wraparound extensions in Kempston
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.
Does a wraparound extension need planning permission?
Almost always. Combining side and rear elements usually goes beyond permitted development limits, so a householder planning application is normally made.
Do you build wraparound extensions in Kempston?
Yes. We build wraparound extensions across Kempston, including postcodes MK42. Every project starts with a free home visit.
How much does a wraparound extension cost in Kempston?
In Kempston, 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.
Can we keep a separate living room?
Yes. Many clients keep the front room separate and open up only the back of the house.