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 Livingston?
In Livingston, 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 Livingston 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 |
Your quote will depend mainly on:
- Drainage changes
- Total footprint and the amount of glazing
- Agreements with neighbours on shared walls
- Access for materials on terraced streets
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 Livingston?
Whether you need planning permission depends on your house and its location in Scotland. In Scotland a wraparound extension normally needs planning permission and a building warrant.
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
On a typical wraparound extension we handle:
- Underfloor heating option, electrics and plastering
- Walls, roof and glazing
- Structural engineer’s design for steels and supports
- Foundations and drainage
- Removal of internal and external walls
- Written agreement with neighbours on shared walls
How long does it take?
Expect 12 to 18 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Livingston
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
If your home is in Livingston or close by in Broxburn, Bathgate and Grangemouth, a free home visit is the first step.
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 in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about wraparound extensions in Livingston
How much does a wraparound extension cost in Livingston?
In Livingston, 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.
Do you build wraparound extensions in Livingston?
Yes. We build wraparound extensions across Livingston, including postcodes EH54. Every project starts with a free home visit.
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.
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.
Do I need planning permission for a wraparound extension in Livingston?
In Scotland a wraparound extension normally needs planning permission and a building warrant.