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 Royton?
In Royton, a wraparound extension typically costs £2,050–£3,000 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £57,500–£84,000. Prices across the North West are typically 6% below the UK average for this kind of work, which is reflected in the range for Royton. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £41,000–£60,000 |
| Typical project (28 m²) | £57,500–£84,000 |
| Larger project (39 m²) | £80,000–£117,000 |
| Rate per m² | £2,050–£3,000 |
What moves the price most:
- Total footprint and the amount of glazing
- Steelwork and propping of the existing house
- Party wall surveyor fees for one or both neighbours
- Drainage changes
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 Royton?
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
The work we manage on a wraparound extension:
- Walls, roof and glazing
- Structural engineer’s design for steels and supports
- Design and planning application
- Removal of internal and external walls
- Underfloor heating option, electrics and plastering
- Party wall notices and surveyor liaison
How long does it take?
Allow 12 to 18 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Royton
The North West has many brick terraces and inter-war semis, where kitchen extensions and dormer loft conversions add space without moving.
From OL2 outwards, we take on projects throughout Royton and the surrounding parts of Greater Manchester.
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 in place
We handle planning, building control and neighbour notices before work starts.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about wraparound extensions in Royton
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.
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.
Can we keep a separate living room?
Yes. Many clients keep the front room separate and open up only the back of the house.
How long does a wraparound extension take in Royton?
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 Royton?
In Royton, a wraparound extension typically costs £2,050–£3,000 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £57,500–£84,000. Your fixed price depends on the survey and drawings.