Two-storey extensions for detached houses in Omagh

What we'd confirm first for a project in Omagh.

Postcode districts: BT78 and BT79
County / area: County Tyrone, Northern Ireland
Price region: Northern Ireland
Guide price: £76,000–£101,500 (£1,800–£2,420 per m²)
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.
Nearest towns: Dromore (County Tyrone) (8.7 miles), Castlederg (13.9 miles), Sion Mills (14.7 miles)
First visit: Free, no obligation

About a two-storey extension for a detached house

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.

We cover postcode districts BT78 and BT79 in and around Omagh, along with neighbouring Dromore (County Tyrone), Castlederg and Sion Mills.

What it costs in Omagh

In Northern Ireland, which includes Omagh, we'd expect a two-storey extension for a detached house to cost around £76,000–£101,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space), or £1,800–£2,420 per m² including VAT. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.

Spec	Per m²	A 3 m × 7 m footprint on two floors (42 m² of new floor space)
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

Planning and building control in Omagh

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.

Design points for Omagh homes

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.

Choosing the best side

On a detached house you can often extend on either side or the rear. We look at orientation for daylight, where the stairs and landing are, the distance to each boundary, drains and trees, so the extension goes where it adds the most useful space.

How we'd run your project

Start at your house
We come to your home in Omagh, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about two-storey extensions for detached houses in Omagh

Who handles building control for a project in Omagh?

We handle it as part of the project. What's needed in Northern Ireland: building control approval from the local council under the Building Regulations (Northern Ireland), using the Technical Booklets. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

How long does a two-storey extension for a detached house take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils aim to decide local applications within an average of 15 weeks; many take longer), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

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

Our guide for Northern Ireland, which covers Omagh, is £1,800–£2,420 per m² including VAT. A typical project with a 3 m × 7 m footprint on two floors (42 m² of new floor space) comes to about £76,000–£101,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

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.

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.

Nearby

Nearby towns we cover for two-storey extensions for detached houses:

Other extensions in Omagh

All two-storey extension services in Omagh · Two-storey extensions for detached houses across County Tyrone

Book a free site visit in Omagh and we'll tell you what's possible, what approvals you need and what the design stage would cost.