How much does a wraparound extension cost? (2026 guide)
A wraparound extension is one of the most transformative things you can do to a home, and it is also one of the larger investments. If you are weighing it up, you will want a realistic idea of the cost before you go any further. As FMB-registered builders with over 20 years of experience across Solihull and the West Midlands, we build wraparound extensions from first drawings to final finish, and this guide sets out what they cost and what drives the price.
What is a wraparound extension?
A wraparound extension combines two extensions into one. It takes a rear extension, which projects into the back garden, and joins it to a side extension along the side return, so the new space wraps around the corner of the house in an L shape. The result is usually a single, large, open plan room, most often a kitchen, dining and family space that opens onto the garden. Because it opens up the whole rear and side of the ground floor, it changes how the entire home feels, not just one room.
How much does a wraparound extension cost?
As a guide, a wraparound extension in Solihull and the West Midlands typically falls in the range below. The figures cover the building work to a good standard, though kitchen units and appliances are usually quoted separately.
| Project | Indicative cost |
|---|---|
| Wraparound extension | £60,000 to £130,000 |
| Single storey rear extension | £30,000 to £70,000 |
| Typical build rate | £1,800 to £3,000 per m² |
Figures are indicative UK ranges to help you budget and are not a quote. Actual costs depend on size, specification and site conditions.
For a wider view of extension pricing, our main house extension cost guide covers single and double storey options too.
Why do wraparound extensions cost more than a single extension?
A wraparound extension sits at the higher end of extension pricing for a simple reason: it is effectively two extensions in one. Compared with a single sided rear extension, it involves more foundations, more external wall, a larger and more complex roof, and usually far more glazing to bring light deep into the new space. There is also more structural work, because opening the back and side of the house into one room typically needs steel beams to carry the loads above. All of this adds up, which is why a wraparound costs more than a simple rear extension of the same depth.
What affects the price of a wraparound extension?
Two wraparound extensions of a similar footprint can still cost very different amounts. The main factors are:
- Size. The larger the footprint, the higher the overall cost, although the price per square metre often eases slightly as the project grows.
- Glazing. Bi-fold or sliding doors, large roof lights and full height glass are popular in wraparound extensions and are a significant part of the budget.
- Kitchen fit out. Most wraparounds house a new kitchen, so units, worktops and appliances add to the total and are usually costed separately.
- Structural work. The steel beams needed to create a fully open plan space add cost, as does any underpinning if ground conditions require it.
- Finish. Underfloor heating, high quality flooring and bespoke joinery all move the figure towards the top of the range.
Do wraparound extensions need planning permission?
This is the most important difference to understand. Smaller single sided extensions often fall under permitted development, but wraparound extensions usually do not. Because they combine a rear and a side extension, they typically exceed the size and position limits that permitted development allows, so most wraparounds need full planning permission. This is not a reason to worry, as well designed applications are approved every day, but it does mean you should allow time for the application in your plans. We manage the whole process, confirm exactly what your property needs, and deal with building regulations and building control throughout. Our guide on planning permission explains the rules in plain English.
How long does a wraparound extension take?
Because a wraparound is larger and more involved than a single extension, it usually takes several months on site, often in the region of three to five months depending on size, specification and groundworks. The design and planning stage happens before this and can add a couple of months where a planning application is required. We give you a clear stage by stage programme before we begin so you always know what is coming next.
You can see examples of our completed work on our case studies page, and read more about our full house extensions service. If you are deciding between adding space on one floor or two, our comparison of single storey versus double storey extensions is worth a read.
Get a free quote
Every project is different, so the most reliable way to get an accurate price is a free, no obligation site visit. As FMB-registered builders based in Solihull, we will talk you through your options and give you a clear, itemised quote.
Call 07393 194 336Get a free quote