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 Reading?
In Reading, a wraparound extension typically costs £2,450–£3,600 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £68,500–£101,000. Building costs in the South East run about 12% above the UK average, and the figures for Reading are adjusted to reflect that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £49,000–£72,000 |
| Typical project (28 m²) | £68,500–£101,000 |
| Larger project (39 m²) | £95,500–£140,500 |
| Rate per m² | £2,450–£3,600 |
What moves the price most:
- Drainage changes
- Steelwork and propping of the existing house
- Party wall surveyor fees for one or both neighbours
- Kitchen and flooring specification
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Do you need planning permission for a wraparound extension in Reading?
Approvals for a wraparound extension in Reading follow the rules for 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.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
On a typical wraparound extension we handle:
- Building control completion
- Foundations and drainage
- Party wall notices and surveyor liaison
- Structural engineer’s design for steels and supports
- Underfloor heating option, electrics and plastering
- Removal of internal and external walls
How long does it take?
Allow 12 to 18 weeks on site. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Reading
Commuter towns across the South East have many 1930s and post-war semis that suit rear extensions and hip-to-gable loft conversions.
Our Reading coverage includes postcode districts RG1, RG6 and RG30, and we also work in nearby places such as Lower Earley, Wokingham and Crowthorne.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 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 Reading
Do you build wraparound extensions in Reading?
Yes. We build wraparound extensions across Reading, including postcodes RG1, RG6 and RG30. 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.
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.
How much does a wraparound extension cost in Reading?
In Reading, a wraparound extension typically costs £2,450–£3,600 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £68,500–£101,000. Your fixed price depends on the survey and drawings.
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.