Wraparound extensions in Manchester
We design and build wraparound extensions for houses in Manchester, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in ManchesterFrom £34,000 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsM1, M2, M3, M4, M15
What should I budget for a wraparound extension in Manchester?
Prices below are for Manchester, using the North West England factor of ×0.95. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Manchester: £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 |
Try the guide-price tool to see a range for your own size and finish.
What is included
- Householder planning application
- Full internal finish or kitchen-ready shell
- Structural design for the corner and openings
- Roof with glazing along the side return
- Foundations, drainage and any manhole relocation
- Survey, design and 3D layout options
Covering Manchester
Across M1, M2, M3, M4, M15, M60, we can visit, measure and advise. The same team covers Salford (2 miles), Failsworth (3 miles), Droylsden (4 miles), Stretford (4 miles), all within easy reach.
Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
Planning rules that apply in Manchester
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).
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
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).
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in Manchester
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Manchester, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Manchester 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.
Who do I contract with for a wraparound extension in Manchester?
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.
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.
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 Manchester
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.