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 Thatcham?
In Thatcham, 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. Prices across the South East are typically 12% above the UK average for this kind of work, which is reflected in the range for Thatcham. 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 |
Your quote will depend mainly on:
- Drainage changes
- Total footprint and the amount of glazing
- Kitchen and flooring specification
- Party wall surveyor fees for one or both neighbours
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 Thatcham?
The approval route for Thatcham is set by planning law 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
On a typical wraparound extension we handle:
- Foundations and drainage
- Design and planning application
- Structural engineer’s design for steels and supports
- Removal of internal and external walls
- Underfloor heating option, electrics and plastering
- Building control completion
How long does it take?
Expect 12 to 18 weeks on site. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Thatcham
Commuter towns across the South East have many 1930s and post-war semis that suit rear extensions and hip-to-gable loft conversions.
If your home is in Thatcham or close by in Newbury, Basingstoke and Reading, a free home visit is the first step.
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
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 Thatcham
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.
How long does it take to build?
Around 12 to 18 weeks on site after approvals. Design, planning and party wall matters usually take 3 to 4 months beforehand.
Who approves a wraparound extension in Thatcham?
Planning matters in Thatcham go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
How much does a wraparound extension cost in Thatcham?
In Thatcham, 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.
Can we keep a separate living room?
Yes. Many clients keep the front room separate and open up only the back of the house.