Wraparound extensions
A wraparound extension goes round the back and down the side of the house in an L, for the biggest open-plan kitchen, dining and living room. It costs €2,200 to €3,200 per m² across Ireland and €2,500 to €3,500 in Dublin, including VAT, and usually needs planning permission because of the side part.
Round the back and down the side: what it costs, why it costs more per m², and the planning.
Free, no obligation. One local builder prices it, not five.
- €2,200–€3,200per m² incl. VAT
- €2,500–€3,500per m² in Dublin
- 45 m²in total, rear and side together
- €123,000–€163,00040 m², all in, national
One big room, round the corner
A wraparound turns the back and the side of the ground floor into one room. On a semi-detached house with a side passage or a garage, it's how a small kitchen becomes a kitchen, dining and living room with a utility.
Why it costs more per m²
€2,200 to €3,200 per m² against €1,500 to €2,200 for a plain rear extension. The corner is the reason: opening up two sides of the house needs a steel frame, not one beam, and the glass usually runs round the corner too.
30 m² in Kildare, mid-range with a new kitchen: €105,000 to €140,000; 40 m² in Dublin, mid-range with a new kitchen: €135,000 to €175,000; 40 m² in Cork, mid-range with a new kitchen: €121,000 to €157,000.
Plan your extension and see the cost
Nine quick taps. You see your plan build up as you go: the price range, what moves it, the planning position and the build time. Your number is only asked for at the end, if you want a real price.
A 35 m² wraparound extension in Ireland, mid-range, with wide glass doors and a new kitchen: €110,000 to €147,000 all in, including VAT and fees.
How this is worked out
We start from what single-storey extensions cost to build per square metre in each part of Ireland, including VAT at 13.5%, and the rates for side, wraparound, two-storey and heavily glazed extensions. Standard finishes take the lower half of the range, mid-range the upper half, and high spec or a wall of glass the glazed rate. Then we add professional fees (design, engineer, BER) and, if you want one, a new kitchen at your level of finish. Totals are rounded to the nearest €1,000. It's an estimate to plan with, never a quote: the builder prices your house after seeing it.
Wraparounds and planning
The exemption covers extensions to the rear. The side part of a wraparound usually comes forward of the back wall of the house, so most wraparounds need planning permission. The exception is converting an attached garage or shed at the side into part of the house, which Class 1 does cover, within the 45 m² total.
If you apply, allow about 12 weeks for the decision and the appeal period, and €34 for the council's fee. Over 45 m², building control asks for certifiers or an opt-out too.
Questions people ask
How much does a wraparound extension cost?
A wraparound extension goes round the back and down the side of the house in an L, for the biggest open-plan kitchen, dining and living room. It costs €2,200 to €3,200 per m² across Ireland and €2,500 to €3,500 in Dublin, including VAT, and usually needs planning permission because of the side part.
Does a wraparound need planning permission?
Usually, because the side part comes forward of the back wall of the house. Converting an attached side garage into part of the house can be exempt.
Is a wraparound worth it over a rear extension?
If the side passage or garage is wasted space and you want one big room, yes. If the back alone gives you the room you need, a rear extension is cheaper per m² and usually exempt.
How long does a wraparound take?
8 to 14 weeks on site for a single storey, plus about 12 weeks for planning permission before that.
Get a free quote for your extension
Plan it in under a minute, see the cost, and one vetted builder who covers your county rings you with a proper price.