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 Leyton?
In Leyton, 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. The guide for Leyton reflects typical costs in London, roughly 30% above the UK-wide figure. 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:
- Access for materials on terraced streets
- Kitchen and flooring specification
- Party wall surveyor fees for one or both neighbours
- 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 Leyton?
Whether you need planning permission depends on your house and its location 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.
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.
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:
- Design and planning application
- Building control completion
- Party wall notices and surveyor liaison
- Removal of internal and external walls
- Foundations and drainage
- Structural engineer’s design for steels and supports
How long does it take?
The build itself usually takes 12 to 18 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Leyton
Many London boroughs have conservation areas and detailed design guides, so early design advice saves time at the planning stage.
Our Leyton coverage includes postcode districts E10, and we also work in nearby places such as Hackney, Stratford and Walthamstow.
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 Leyton
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.
How long does a wraparound extension take in Leyton?
Typically 12 to 18 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
How much does a wraparound extension cost in Leyton?
In Leyton, 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.
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.