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 Montrose?
In Montrose, 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 Montrose 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 |
What moves the price most:
- Kitchen and flooring specification
- Access for materials on terraced streets
- Drainage changes
- Agreements with neighbours on shared walls
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 Montrose?
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.
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
On a typical wraparound extension we handle:
- Structural engineer’s design for steels and supports
- Building control completion
- Underfloor heating option, electrics and plastering
- Walls, roof and glazing
- Design and planning application
- 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 Montrose
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Projects in Montrose (DD10) are surveyed in person before we quote, so the price reflects your actual property.
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
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 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 Montrose
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 I need planning permission for a wraparound extension in Montrose?
In Scotland a wraparound extension normally needs planning permission and a building warrant.
How much does a wraparound extension cost in Montrose?
In Montrose, 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.
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 a wraparound extension take in Montrose?
Typically 12 to 18 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
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.