Wrap-Around Extension Cost UK 2026

A wrap-around extension combines a side-return and a rear extension into one L-shape, creating a huge open-plan kitchen-diner. In 2026, expect £60,000–£130,000 for a typical 25–35 m² wrap-around.

Quick answer

Typical UK price range: £60,000–£150,000. Typical time: 14–18 weeks.

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Extension type Single-storey rear Double-storey Side return Wrap-around Kitchen extension Oak frame

Extension floor area (m²)

Region London South East South West Midlands North of England Scotland Wales Northern Ireland

Specification level Basic / standard Mid-range Premium / high-end

Extras

Bi-fold doors £2,500–£6,000 Roof lanterns £1,500–£3,500 Underfloor heating £2,500–£5,000 New kitchen fit £8,000–£25,000 Architect & plans £2,500–£5,000

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Estimate only. Prices reflect 2026 UK market data — get quotes from local tradespeople for accurate pricing.

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Budget Under £5,000 £5,000 – £15,000 £15,000 – £30,000 £30,000 – £60,000 £60,000+ Not sure

Timeline As soon as possible 1 – 3 months 3 – 6 months 6+ months Just researching

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Key points

• Adds 25–40 m² — usually the biggest single-room transformation possible
• £2,400–£3,200/m² typical
• Almost always needs planning permission
• Best ROI of all extensions in London Victorian terraces

Cost breakdown

Item	Low	High
Foundations + structural	£15,000	£28,000
Walls + roof	£20,000	£38,000
Bi-folds + roof lanterns	£6,000	£15,000
Electrics + plumbing + UFH	£5,500	£12,000
Internal finish + decorating	£5,000	£10,000
Architect + planning + building control	£4,500	£9,500

Cost by UK region

Region	Typical cost
London	£141,750
South East	£131,250
South West	£115,500
Midlands	£105,000
North England	£94,500
Scotland	£99,750
Wales	£94,500

How to save money

• Lock in your kitchen design first — wrap-arounds are usually kitchen-focused
• Specify three roof lanterns to flood the space with light
• Include underfloor heating in the slab — cheaper now than retrofitting

How to find a trusted tradesperson

Get at least 3 quotes from vetted UK trade networks:

• Checkatrade
• MyBuilder
• Bark

FAQs

Will a wrap-around add value?

Yes — typically 10–18 % uplift in London terraces, often more than the build cost in prime areas.

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Disclaimer: Prices are guide ranges based on 2026 UK market data. Get quotes from local tradespeople for accurate pricing.