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 St Andrews?
In St Andrews, 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 St Andrews 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 |
The main things that change the cost:
- Steelwork and propping of the existing house
- Total footprint and the amount of glazing
- Agreements with neighbours on shared walls
- Access for materials on terraced streets
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 St Andrews?
The approval route for St Andrews is set by planning law 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.
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:
- Design and planning application
- Written agreement with neighbours on shared walls
- Foundations and drainage
- Structural engineer’s design for steels and supports
- Walls, roof and glazing
- Building control completion
How long does it take?
The build itself usually takes 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 St Andrews
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
From KY16 outwards, we take on projects throughout St Andrews and the surrounding parts of Fife.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 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 St Andrews
How much does a wraparound extension cost in St Andrews?
In St Andrews, 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.
Do I need planning permission for a wraparound extension in St Andrews?
In Scotland a wraparound extension normally needs planning permission and a building warrant.
Who approves a wraparound extension in St Andrews?
Planning matters in St Andrews go to the council covering your address, and the work needs a building warrant. We prepare and submit the applications for you.
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.
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.