Kitchen extensions with bedrooms above in County Fermanagh

County Fermanagh at a glance

Nation: Northern Ireland
Price region: Northern Ireland
Postcode areas: BT
Towns covered: 4 listed below, plus surrounding villages
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.
Site visits: Free, no obligation

What a kitchen extension with bedrooms above involves

This service suits you if your kitchen is too small and you also need another bedroom. Building both floors at once costs less than a single-storey kitchen extension now and a first floor later. You get a layout that works for cooking, eating and the garden, a bedroom plan that works upstairs, the approvals your nation needs and the build, carried out by vetted teams working under S&K. Kitchen units are priced separately.

County Fermanagh towns we list: Enniskillen (BT74), Lisnaskea (BT92), Irvinestown (BT93) and Ballinamallard (BT94). Every other address in County Fermanagh is covered as well.

Guide price in Northern Ireland

In Northern Ireland, which includes County Fermanagh, we'd expect a kitchen extension with bedrooms above to cost around £49,500–£66,500 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), or £1,760–£2,380 per m² including VAT. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	Typical project
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

Rules in Northern Ireland

In Northern Ireland, a kitchen extension with bedrooms above 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. Otherwise a planning application costs £347 per dwelling, and building control approval from the council is needed.

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

Steel beams and the open-plan opening

Removing the old rear wall to make one large room means a steel beam, sometimes several, to carry the first floor and roof. The engineer sizes the steel and its supports, and we decide early whether you want a flush ceiling with the beam hidden or a downstand, as this affects ceiling heights.

Bedrooms over a kitchen

Bedrooms above need an escape window or a protected route to the stairs, plus good sound insulation from the kitchen below. We position the stairs, landing and bedroom doors so the new rooms connect naturally to the existing first floor.

How we work in County Fermanagh

Visit and first ideas
One of our team visits your house in County Fermanagh, checks the walls, roof and drains, and sketches out options with you.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering County Fermanagh.
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.

Towns we cover in County Fermanagh

Kitchen extensions with bedrooms above in County Fermanagh: questions

How much does a kitchen extension with bedrooms above cost in County Fermanagh?

In Northern Ireland our guide is £1,760–£2,380 per m² including VAT, so about £49,500–£66,500 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.

Is it cheaper to build a kitchen extension and bedrooms at the same time?

Yes, in most cases. Building both floors at once means one set of foundations, one roof, one scaffold and one set of approvals. Adding a first floor later means removing the original roof, possibly strengthening the foundations and disrupting the kitchen again. If you think you will need the bedroom, build it now.

Can I keep using my kitchen during the build?

For part of it. The new structure can be built while your existing kitchen stays in use, but when the rear wall is opened and the new kitchen is fitted there will be several weeks without one. We plan when this happens and help you set up a temporary kitchen elsewhere in the house.

Will I need planning permission in County Fermanagh?

County Fermanagh 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.

Neighbouring areas

All extension services in County Fermanagh · About kitchen extensions with bedrooms above