Two-storey wraparound extensions in Edgware

Quick reference for homeowners in Edgware.

Postcode districts: HA8, NW7 and NW9
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: Harrow Weald (2.7 miles), Wealdstone (2.8 miles), Borehamwood (2.9 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.

We cover postcode districts HA8, NW7 and NW9 in and around Edgware, along with neighbouring Harrow Weald, Wealdstone and Borehamwood.

What it costs in Edgware

A guide price for Edgware: 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%. Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

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 Edgware

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 Edgware homes

Daylight to the middle

A deep L-shaped plan can leave the middle of the ground floor dark, because the old rear rooms are now enclosed. We use wide rear openings, a well-placed stair and, where part of the extension is single storey, roof lights, while keeping total glazing within the Part L allowance.

Phasing the build

A wraparound touches two sides of the house at once, so the kitchen and often the rear rooms are out of use for part of the build. We plan the sequence so you keep a working kitchen and bathroom for as long as possible, or advise when moving out briefly makes sense.

How we'd run your project

Visit and first ideas
One of our team visits your house in Edgware, checks the walls, roof and drains, and sketches out options with you.
Design and approvals
We draw the extension and check it against the rules for England, then apply for planning permission or a certificate of lawfulness, whichever fits.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about two-storey wraparound extensions in Edgware

Who handles building regulations for a project in Edgware?

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.

Which postcodes do you cover around Edgware?

We cover Edgware (HA8, NW7 and NW9) and nearby places including Harrow Weald, Wealdstone and Borehamwood, plus the rest of Greater London. The first site visit is free.

How much does a two-storey wraparound extension cost in Edgware?

Our guide for London, which covers Edgware, 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.

Is a wraparound extension better than separate side and rear extensions?

Building both at once usually costs less than two separate projects, because you pay for one set-up, one scaffold, one roof junction and one set of approvals. It also lets the layout be designed as a whole. The trade-off is a larger single outlay and a longer build, often 16 to 24 weeks at this size.

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.

Nearby

Close to Edgware? We work across the area, including:

Other extensions in Edgware

All two-storey extension services in Edgware · Two-storey wraparound extensions across Greater London

Want a figure first? Try our guide price tool, then book a free visit to firm it up.