Two-storey wraparound extensions in East Barnet
Adding a two-storey wraparound extension in East Barnet gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in England.
What we'd confirm first for a project in East Barnet.
- Postcode districts
- EN4
- County / area
- Greater London, England
- Price region
- London
- Guide price
- £144,500–£198,000 (£2,580–£3,540 per m²)
- Approval route
- Planning permission is needed: the side part takes it outside permitted development in England.
- Nearest towns
- Cockfosters (0.6 miles), New Barnet (0.6 miles), Oakwood (Greater London) (1.3 miles)
- First visit
- Free, no obligation
About a two-storey wraparound extension
A two-storey wraparound extension suits a house with space both beside it and behind it, where you want to transform the layout rather than add a single room. You get one design for the whole L-shape, the planning application, structural design for the corner and the openings into the house, building regulations approval and the build, managed by us and carried out by vetted teams working under S&K.
Around East Barnet we also work in Cockfosters, New Barnet and Oakwood (Greater London), and across the rest of Greater London. Postcode district in and near East Barnet: EN4.
What it costs in East Barnet
A guide price for East Barnet: around £144,500–£198,000 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). That works out at £2,580–£3,540 per m² of new floor space, including VAT at 20%. Design fees, structural calculations and approval fees are separate and listed on our prices page.
| Spec | Per m² | An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) |
|---|---|---|
| Essential | £2,370–£3,260 per m² | £133,000–£182,500 |
| Standard | £2,580–£3,540 per m² | £144,500–£198,000 |
| Premium | £3,100–£4,250 per m² | £173,500–£238,000 |
Planning and building regulations in East Barnet
In England, a two-storey wraparound extension needs householder planning permission, because any extension beyond a side wall must be single storey to be permitted development. The application costs £548 (or £575 for applications made from 8 December 2026). Councils weigh the side part against the street scene and the rear part against neighbours' light and outlook, and should decide within 8 weeks of validation.
Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.
Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.
Design points for East Barnet homes
Two roofs that meet
A wraparound needs the side roof and rear roof to join cleanly, often with a valley or hip where they meet. Getting pitches and ridge heights right keeps rainwater moving and avoids a bulky mass at the back corner, which neighbours and planners notice.
The corner post
At the outside corner of the L, there is no existing wall to carry the floor above. Opening the ground floor fully usually means a steel frame or a corner post, and the engineer's design sets how slim it can be. We decide early whether you want a clear corner or a visible post.
How we'd run your project
Look at the house
We start in East Barnet with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in England before drawing in detail.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.
Questions about two-storey wraparound extensions in East Barnet
Which postcodes do you cover around East Barnet?
We cover East Barnet (EN4) and nearby places including Cockfosters, New Barnet and Oakwood (Greater London), plus the rest of Greater London. The first site visit is free.
Who handles building regulations for a project in East Barnet?
We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.
How much does a two-storey wraparound extension cost in East Barnet?
Our guide for London, which covers East Barnet, is £2,580–£3,540 per m² including VAT. A typical project with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) comes to about £144,500–£198,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
How much floor space does a wraparound extension add?
It depends on the width of the side plot and the depth at the rear. Our guide prices are based on a typical wraparound with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Yours may be larger or smaller, and the measured survey shows what your plot can take.
Can a wraparound extension be part single, part two-storey?
Yes. Many wraparounds keep the rear part single storey with roof lights over the kitchen and put the two-storey part to the side. This can reduce the effect on neighbours and the cost. We set out both options at the design stage, so you can compare floor space against price before choosing.
Nearby
Other towns near East Barnet:
Other extensions in East Barnet
- Rear
- Side
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in East Barnet · Two-storey wraparound extensions across Greater London
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in East Barnet.