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 Woodford?
In Woodford, 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. Building costs in London run about 30% above the UK average, and the figures for Woodford are adjusted to reflect that. 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 |
What moves the price most:
- Access for materials on terraced streets
- Drainage changes
- Party wall surveyor fees for one or both neighbours
- Kitchen and flooring specification
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 Woodford?
Before anything is built in Woodford, 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.
We check this for your address before design work starts, so there are no surprises later.
What we handle
What we take care of:
- Underfloor heating option, electrics and plastering
- Design and planning application
- Removal of internal and external walls
- Building control completion
- Structural engineer’s design for steels and supports
- Walls, roof and glazing
How long does it take?
Build time is typically 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 Woodford
Space is at a premium in London, so homeowners often build out into the side return or up into the roof rather than move.
Projects in Woodford (IG8) are surveyed in person before we quote, so the price reflects your actual property.
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 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 Woodford
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.
How long does a wraparound extension take in Woodford?
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 Woodford?
In Woodford, 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.
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.
Can we keep a separate living room?
Yes. Many clients keep the front room separate and open up only the back of the house.