Wraparound extensions for homes in Henley-on-Thames
Henley-on-Thames 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 Henley-on-ThamesFrom £40,000 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsRG9
What is included
- Foundations, drainage and any manhole relocation
- Survey, design and 3D layout options
- Party wall notice support (England and Wales)
- Roof with glazing along the side return
- Householder planning application
- Structural design for the corner and openings
What should I budget for a wraparound extension in Henley-on-Thames?
For Henley-on-Thames we adjust our national guide rates by ×1.12, the factor we use for South East England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Henley-on-Thames: £2,240 to £4,140 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Compact L-shape 18 m² | £40,000 – £48,500 | £46,000 – £58,500 | £58,000 – £75,000 |
| Medium L-shape 25 m² | £56,000 – £67,500 | £64,000 – £81,500 | £81,000 – £104,000 |
| Large L-shape 32 m² | £71,500 – £86,500 | £82,000 – £104,000 | £103,500 – £133,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Planning and approvals in Henley-on-Thames
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).
The planning position for a specific Henley-on-Thames address depends on its history and any designations, which is why we check it at the first visit.
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
Working in Henley-on-Thames
Postcode districts we cover around Henley-on-Thames include RG9. The same team covers Thame (14 miles), Didcot (14 miles), Abingdon (18 miles), Oxford (20 miles), all within easy reach.
Reading, in Berkshire, is roughly 6 miles from Henley-on-Thames and also on our list. The South East has a broad mix of 1930s semis, post-war estates, newer developments and period cottages, and many houses have enough garden for a generous rear extension.
From first visit to completion
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions people ask about wraparound extensions
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Henley-on-Thames, 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 Henley-on-Thames?
Yes. We cover Henley-on-Thames and the surrounding parts of Oxfordshire. Site visits are free and there is no obligation.
Who do I contract with for a wraparound extension in Henley-on-Thames?
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.
How much does a wraparound extension cost?
Our guide range is about £2,240 to £4,140 per m² including VAT. A 25 m² standard-spec wraparound typically lands around £64,000 to £81,500 in Henley-on-Thames before design and council fees.
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.
Book a free site visit in Henley-on-Thames
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.