Wraparound extensions in Ely
Thinking about a wraparound extension for your Ely home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in ElyFrom £38,000 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsCB6
Wraparound extension prices in Ely
Labour and material costs vary across the UK, so for Ely we use our East of England factor (×1.06). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Ely: £2,120 to £3,920 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Compact L-shape 18 m² | £38,000 – £46,000 | £43,500 – £55,500 | £55,000 – £71,000 |
| Medium L-shape 25 m² | £53,000 – £64,000 | £60,500 – £77,000 | £76,500 – £98,500 |
| Large L-shape 32 m² | £67,500 – £81,500 | £78,000 – £98,500 | £98,000 – £126,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Planning and approvals in Ely
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).
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
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.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Applications are decided by the local planning authority (your district, borough or unitary council).
Extensions in and around Ely
Site visits are available across Ely (CB6). The same team covers March (13 miles), Cambridge (15 miles), Wisbech (19 miles), Huntingdon (20 miles), all within easy reach.
Just over the Suffolk border, Newmarket is about 12 miles away. The East of England mixes market-town terraces, inter-war semis and modern estates. Clay soils are common in parts of the region, which can affect foundation design.
When a wraparound extension makes sense
- Families who want kitchen, dining and living in one space
- Terraced houses that want the largest ground floor possible
- Semi-detached houses with a side passage
The corner is where wraparounds succeed or fail. We usually use a single steel goalpost or a corner post hidden in a pier, and set the glazing so the new room reads as one space rather than two boxes.
Our process, step by step
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Ely
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Ely, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do you cover all of Ely?
Yes. We cover Ely and the surrounding parts of Cambridgeshire. Site visits are free and there is no obligation.
Who do I contract with for a wraparound extension in Ely?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Is a wraparound better than a side return alone?
It adds far more space, but costs more and needs planning permission more often. Our comparison guide sets the two side by side.
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 Ely
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.