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 Musselburgh?
In Musselburgh, 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. Building costs in Scotland are close to the UK average, so the figures for Musselburgh are close to our national guide. 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:
- Steelwork and propping of the existing house
- Kitchen and flooring specification
- Drainage changes
- Agreements with neighbours on shared walls
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 Musselburgh?
Here is how the rules work for a wraparound extension 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.
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:
- Removal of internal and external walls
- Design and planning application
- Building control completion
- Foundations and drainage
- Structural engineer’s design for steels and supports
- Underfloor heating option, electrics and plastering
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 Musselburgh
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Our Musselburgh coverage includes postcode districts EH21, and we also work in nearby places such as Bonnyrigg, Penicuik and Kirkcaldy.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about wraparound extensions in Musselburgh
How much does a wraparound extension cost in Musselburgh?
In Musselburgh, 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.
Do you build wraparound extensions in Musselburgh?
Yes. We build wraparound extensions across Musselburgh, including postcodes EH21. Every project starts with a free home visit.
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 Musselburgh?
In Scotland a wraparound extension normally needs planning permission and a building warrant.
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.