Wraparound extensions across Brackley
Brackley homeowners can use us for the whole wraparound extension project: survey, design, planning or permitted development checks, building regulations and the build itself.
- Guide price in BrackleyFrom £34,000 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsNN13
What is included
- Party wall notice support (England and Wales)
- Structural design for the corner and openings
- Roof with glazing along the side return
- Full internal finish or kitchen-ready shell
- Foundations, drainage and any manhole relocation
- Householder planning application
Working in Brackley
Site visits are available across Brackley (NN13). We also work in nearby Towcester (9 miles), Daventry (16 miles), Northampton (19 miles), Wellingborough (27 miles).
The East Midlands has plenty of inter-war and post-war semis and detached houses with room to extend, alongside Victorian terraces in the towns.
Guide prices for Brackley
For Brackley we adjust our national guide rates by ×0.95, the factor we use for East Midlands. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Brackley: £1,900 to £3,520 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Compact L-shape 18 m² | £34,000 – £41,500 | £39,000 – £50,000 | £49,500 – £63,500 |
| Medium L-shape 25 m² | £47,500 – £57,000 | £54,500 – £69,000 | £68,500 – £88,000 |
| Large L-shape 32 m² | £60,500 – £73,000 | £69,500 – £88,500 | £88,000 – £112,500 |
For a figure based on your own dimensions, use our guide-price tool.
Planning and approvals in Brackley
In England a wraparound extension is assessed as both a side and a rear extension, and the combination usually falls outside permitted development, so most need a householder planning application (£548 from 1 April 2026).
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Applications are decided by the local planning authority (your district, borough or unitary council).
How the project works
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Common questions in Brackley
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Brackley, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How long does a wraparound extension take to build in Brackley?
On site, typically 14 to 20 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
Will my neighbours in Brackley be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
How much does a wraparound extension cost?
Our guide range is about £1,900 to £3,520 per m² including VAT. A 25 m² standard-spec wraparound typically lands around £54,500 to £69,000 in Brackley before design and council fees.
Will I need to move a drain?
Often. Side returns frequently contain a manhole or a shared drain. Building near or over a public sewer needs the water company’s consent in England and Wales, which we arrange.
Book a free site visit in Brackley
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.