Two-storey extensions for detached houses in County Armagh

County Armagh at a glance

Nation: Northern Ireland
Price region: Northern Ireland
Postcode areas: BT
Towns covered: 8 listed below, plus surrounding villages
Approval route: Depends on position: a two-storey rear extension may be permitted development (3 m deep, 7 m from the rear boundary); most others need planning permission.
Site visits: Free, no obligation

What a two-storey extension for a detached house involves

This service suits you if you own a detached house and want a substantial amount of extra space, whether a side extension over a drive, a rear extension into the garden or a wraparound. You get a survey of the whole plot, options that compare layouts and costs, the approvals your nation needs, structural design and the build, carried out by vetted teams working under S&K.

Towns in County Armagh include Craigavon (BT64), Portadown (BT62), Armagh (BT61), Moira (BT67), Keady (BT60) and Tandragee (BT63). If yours isn't listed, we still cover it.

Guide price in Northern Ireland

Our guide for Northern Ireland is £1,800–£2,420 per m² including VAT. On a project with a 3 m × 7 m footprint on two floors (42 m² of new floor space), that puts a two-storey extension for a detached house in County Armagh at roughly £76,000–£101,500. Keep a contingency of around 10% for things nobody can see until the ground is opened up.

Spec	Per m²	Typical project
Essential	£1,660–£2,230 per m²	£69,500–£93,500
Standard	£1,800–£2,420 per m²	£76,000–£101,500
Premium	£2,160–£2,900 per m²	£91,000–£122,000

Rules in Northern Ireland

In Northern Ireland, a two-storey rear extension on a detached house can be permitted development if it goes no more than 3 m beyond the original rear wall and stays 7 m from the rear boundary, with height, materials and roof pitch conditions. Side and wraparound designs normally need a planning application, which costs £347 per dwelling.

Approval in Northern Ireland: Planning application for works to a house: £347. Councils aim to decide local applications within an average of 15 weeks; many take longer.

Building control: Building control approval from the local council under the Building Regulations (Northern Ireland), using the Technical Booklets.

There is no Party Wall Act in Northern Ireland. Shared walls and boundaries are a matter of title and common law, so we agree access and record conditions with neighbours before work starts.

Getting the design right

Keeping it subordinate

Large detached houses can take a large extension, but councils still expect it to look secondary to the main house. A lower ridge, a modest set-back at the front and matching materials keep the proportions right, even on a wide plot.

Larger spans and steelwork

Bigger extensions often mean wider openings and longer spans, which need more steel and sometimes a steel frame. The engineer designs these early, because the size of the steel affects ceiling heights, floor depths and the cost.

How we work in County Armagh

Understand the brief
At your home in County Armagh we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering County Armagh.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.

Towns we cover in County Armagh

Two-storey extensions for detached houses in County Armagh: questions

How much does a two-storey extension for a detached house cost in County Armagh?

In Northern Ireland our guide is £1,800–£2,420 per m² including VAT, so about £76,000–£101,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.

Can I extend a detached house on both sides?

Sometimes. With planning permission, a council may accept extensions on both sides if the house stays well proportioned and keeps gaps to the boundaries. It is more common to extend on one side and the rear, or with a wraparound. We look at the plot as a whole before suggesting more than one extension.

Is a detached house extension a better investment than moving?

It often costs less than the gap between your house and a larger one nearby, once property tax, legal fees and removal costs are counted, but that depends on your area. Extending also has limits: every street has a ceiling price. We give you build costs so you can compare them with local asking prices.

Will I need planning permission in County Armagh?

County Armagh is in Northern Ireland. Depends on position: a two-storey rear extension may be permitted development (3 m deep, 7 m from the rear boundary); most others need planning permission.

Neighbouring areas

All extension services in County Armagh · About two-storey extensions for detached houses