Wraparound extensions in Kempston: design, approvals and build
Planning a wraparound extension in Kempston? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in KempstonFrom £38,000 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsMK40, MK42
How much does a wraparound extension cost in Kempston?
For Kempston we adjust our national guide rates by ×1.06, the factor we use for East of England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Kempston: £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.
Is a wraparound extension right for your house?
- Terraced houses that want the largest ground floor possible
- Semi-detached houses with a side passage
- Families who want kitchen, dining and living in one space
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.
Covering Kempston
Site visits are available across Kempston (MK40, MK42). Nearby, we also take on projects in Bedford (2 miles), Ampthill (6 miles), Leighton Buzzard (15 miles), Dunstable (16 miles).
Milton Keynes, in Buckinghamshire, is roughly 12 miles from Kempston and also on our list. Across the East of England many houses sit on generous plots, and single-storey and wraparound extensions are a natural fit.
Do I need planning permission in Kempston?
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 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.
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).
What happens next
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
We visit your Kempston home, measure up, talk through what you want and check the planning position.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
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 Kempston
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Kempston, 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 Kempston?
Yes. We cover Kempston and the surrounding parts of Bedfordshire. Site visits are free and there is no obligation.
Who do I contract with for a wraparound extension in Kempston?
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.
How much does a wraparound extension cost?
Our guide range is about £2,120 to £3,920 per m² including VAT. A 25 m² standard-spec wraparound typically lands around £60,500 to £77,000 in Kempston before design and council fees.
Book a free site visit in Kempston
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.