First-floor extensions in Ballymoney
If you live in Ballymoney and need more room without moving, a first-floor extension is worth a serious look. We handle the drawings, approvals, structure and build.
The basics for Ballymoney at a glance.
- Postcode districts
- BT53
- County / area
- County Antrim, Northern Ireland
- Price region
- Northern Ireland
- Guide price
- £22,000–£32,000 (£1,580–£2,290 per m²)
- 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
- Coleraine (7.5 miles), Portrush (10.2 miles), Portstewart (11.1 miles)
- Distance to Belfast
- about 40.2 miles
- First visit
- Free, no obligation
About a first-floor extension
A first-floor extension suits you if your house already has a single-storey extension and you need more space upstairs. You get a structural check of the existing walls and foundations, a design that ties the new floor into the house, the approvals your nation needs, building regulations approval and the build, managed by us and carried out by vetted teams working under S&K.
Around Ballymoney we also work in Coleraine, Portrush and Portstewart, and across the rest of County Antrim. Postcode district in and near Ballymoney: BT53.
What it costs in Ballymoney
Expect a first-floor extension in Ballymoney to land somewhere around £22,000–£32,000 for 4 m × 3.5 m of new first-floor space (14 m²). Our Northern Ireland guide rate is £1,580–£2,290 per m², including VAT. We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.
| Spec | Per m² | 4 m × 3.5 m of new first-floor space (14 m²) |
|---|---|---|
| Essential | £1,460–£2,100 per m² | £20,500–£29,500 |
| Standard | £1,580–£2,290 per m² | £22,000–£32,000 |
| Premium | £1,900–£2,750 per m² | £26,500–£38,500 |
Planning and building control in Ballymoney
In Northern Ireland, a first floor over a rear extension can be permitted development if the extension goes no more than 3 m beyond the original rear wall and stays at least 7 m from the rear boundary, with height, materials and roof pitch conditions. Over a side extension, or beyond these limits, a planning application 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 Ballymoney homes
Escape 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 450 mm high, with the bottom no more than 1,100 mm above the floor, unless there is a protected route to the stairs.
Replacing the flat roof
The existing roof usually comes off and is replaced by a new first-floor structure. The room below is exposed for a short time, so we plan temporary weatherproofing and sequence the work to keep the kitchen or living room usable for as long as possible.
How we'd run your project
Start at your house
We come to your home in Ballymoney, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Drawings, then consent
We draw the scheme, check it against the rules in Northern Ireland, and take it through the right consent with the council.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.
Questions about first-floor extensions in Ballymoney
Which postcodes do you cover around Ballymoney?
We cover Ballymoney (BT53) and nearby places including Coleraine, Portrush and Portstewart, plus the rest of County Antrim. The first site visit is free.
Do I need planning permission for a first-floor extension in Ballymoney?
Ballymoney 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 much does a first-floor extension cost in Ballymoney?
Our guide for Northern Ireland, which covers Ballymoney, is £1,580–£2,290 per m² including VAT. A typical project with 4 m × 3.5 m of new first-floor space (14 m²) comes to about £22,000–£32,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Can I build on top of my existing single-storey extension?
Often yes, but only after the structure has been checked. Foundations, walls and lintels built for one storey may not carry two. We dig trial holes, look for the original building control approval and ask the structural engineer to confirm what can stay, what needs strengthening and what must be rebuilt.
What happens to the room below while the first floor is built?
The old roof is removed, so the room below is exposed for a short period. We fit temporary weather protection, plan the work so the roof comes off only when the new structure is ready, and agree with you which rooms will be out of use and for roughly how long.
Nearby
We also cover places near Ballymoney, including:
Other extensions in Ballymoney
- Rear
- Side
- Wraparound
- Part two-storey
- Over a garage
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Ballymoney · First-floor extensions across County Antrim
Book a free site visit in Ballymoney and we'll tell you what's possible, what approvals you need and what the design stage would cost.