Extra bedroom and en-suite extensions in Portadown
Homes in Portadown with a bit of space to the side or rear can often take an extra bedroom and en-suite extension. We'll tell you honestly whether yours can, and what approvals it needs.
Useful details for planning an extra bedroom and en-suite extension in Portadown.
- Postcode districts
- BT62 and BT63
- County / area
- County Armagh, Northern Ireland
- Price region
- Northern Ireland
- Guide price
- £49,500–£66,500 (£1,760–£2,380 per m²), plus £5,500–£11,000 for the en-suite
- Approval route
- It may be permitted development if it goes no more than 3 m beyond the original rear wall and stays 7 m from the rear boundary.
- Nearest towns
- Craigavon (2.8 miles), Tandragee (4.9 miles), Waringstown (5.9 miles)
- Distance to Craigavon
- about 2.8 miles
- First visit
- Free, no obligation
About an extra bedroom and en-suite extension
An extra bedroom and en-suite extension is a two-storey extension planned around a new double bedroom with its own shower room on the first floor, with a ground-floor room below. It is one of the most effective ways to add space for a growing family. Nationwide's 2025 research linked adding a double bedroom and bathroom to a three-bed, one-bathroom house with value gains of up to 24%.
We cover Portadown (BT62 and BT63) and the places around it, including Craigavon (2.8 miles), Tandragee (4.9 miles) and Waringstown.
What it costs in Portadown
Our guide for Northern Ireland is £1,760–£2,380 per m² including VAT. On a project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), that puts an extra bedroom and en-suite extension in Portadown at roughly £49,500–£66,500 (plus £5,500–£11,000 for the en-suite). These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,620–£2,190 per m² | £45,500–£61,000 |
| Standard | £1,760–£2,380 per m² | £49,500–£66,500 |
| Premium | £2,110–£2,850 per m² | £59,000–£80,000 |
Planning and building control in Portadown
In Northern Ireland, a rear extra bedroom extension can be permitted development within 3 m of the original rear wall and 7 m from the rear boundary. Upper side windows within 15 m of a neighbouring boundary must be obscure-glazed and non-opening. Other designs need a planning application costing £347, plus building control approval.
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 Portadown homes
Sound and privacy
Bedrooms above a kitchen or family room benefit from an insulated floor to reduce noise. Side-facing upstairs windows usually have to be obscure-glazed, so we place the main bedroom window to the rear and the en-suite window to the side where possible.
Escape window and fire safety
A new first-floor bedroom needs an escape window with a clear opening of at least 0.33 m², at least 450 mm wide and high, and the bottom no more than 1,100 mm above the floor, unless there is a protected route to the stairs. We design the windows to meet this.
How we'd run your project
Understand the brief
At your home in Portadown we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in Northern Ireland before drawing in detail.
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.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.
Questions about extra bedroom and en-suite extensions in Portadown
How much does an extra bedroom and en-suite extension cost in Portadown?
Our guide for Northern Ireland, which covers Portadown, is £1,760–£2,380 per m² including VAT. A typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £49,500–£66,500 (plus £5,500–£11,000 for the en-suite). Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Who handles building control for a project in Portadown?
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.
Do I need planning permission for an extra bedroom and en-suite extension in Portadown?
Portadown is in Northern Ireland. It may be permitted development if it goes no more than 3 m beyond the original rear wall and stays 7 m from the rear boundary.
How big should a new double bedroom be?
There is no legal minimum size for a bedroom in a house you own, so the test is whether it works. A comfortable double needs room for the bed with space to walk round it, wardrobes and a door that opens freely. We draw furniture on the plans so you can judge the space before anything is built.
Does an extra bedroom add value to my house?
It usually does, though not always by the full cost. Nationwide's 2025 research found that adding a double bedroom to a two-bed house was linked to about 13% higher value, and a double bedroom and bathroom on a three-bed, one-bathroom house up to 24%. Local ceiling prices still apply.
Nearby
Nearby towns we cover for extra bedroom and en-suite extensions:
Other extensions in Portadown
All two-storey extension services in Portadown · Extra bedroom and en-suite extensions across County Armagh
Book a free site visit in Portadown and we'll tell you what's possible, what approvals you need and what the design stage would cost.