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 Sutton?
In Sutton, a wraparound extension typically costs £2,850–£4,150 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £80,000–£116,000. The guide for Sutton reflects typical costs in London, roughly 30% above the UK-wide figure. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £57,000–£83,000 |
| Typical project (28 m²) | £80,000–£116,000 |
| Larger project (39 m²) | £111,000–£162,000 |
| Rate per m² | £2,850–£4,150 |
The biggest cost drivers are:
- Access for materials on terraced streets
- Kitchen and flooring specification
- Drainage changes
- Steelwork and propping of the existing house
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 Sutton?
Before anything is built in Sutton, we confirm which approvals apply 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.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
Handled as part of most wraparound extensions:
- Structural engineer’s design for steels and supports
- Party wall notices and surveyor liaison
- Building control completion
- Underfloor heating option, electrics and plastering
- Walls, roof and glazing
- Design and planning application
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 Sutton
Space is at a premium in London, so homeowners often build out into the side return or up into the roof rather than move.
Sutton sits in Greater London, about 10 miles south of central London. We cover the whole of Sutton, including postcodes CR44, SM1 and SM2.
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 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 handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about wraparound extensions in Sutton
How much does a wraparound extension cost in Sutton?
In Sutton, a wraparound extension typically costs £2,850–£4,150 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £80,000–£116,000. 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.
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 long does a wraparound extension take in Sutton?
Typically 12 to 18 weeks on site. Design and approvals beforehand usually take 3 to 4 months.