Kitchen extensions with bedrooms above in Limavady

Quick reference for homeowners in Limavady.

Postcode districts: BT49
County / area: County Londonderry, Northern Ireland
Price region: Northern Ireland
Guide price: £49,500–£66,500 (£1,760–£2,380 per m²), kitchen units and worktops priced separately
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: Dungiven (8.2 miles), Eglinton (9.5 miles), Culmore (12.5 miles)
Distance to Derry: about 14.7 miles
First visit: Free, no obligation

About a kitchen extension with bedrooms above

A kitchen extension with bedrooms above is a two-storey extension designed so the ground floor becomes a larger, usually open-plan kitchen and dining space, with one or two bedrooms or a bathroom on the first floor. It is a natural fit for a two-storey rear extension. The key design issues are the steel beams that open up the house, glazing and ventilation.

Around Limavady we also work in Dungiven, Eglinton and Culmore, and across the rest of County Londonderry. Postcode district in and near Limavady: BT49.

What it costs in Limavady

Using our Northern Ireland rates, a kitchen extension with bedrooms above with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £49,500–£66,500 (kitchen units and worktops priced separately), including VAT. Bigger or more glazed designs cost more per m². Keep a contingency of around 10% for things nobody can see until the ground is opened up.

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 Limavady

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.

Design points for Limavady homes

Services and drainage

Sinks, dishwashers and an upstairs bathroom all need waste routes to the drains, often near where the extension goes. We check the drains early and plan soil stacks, gas and electrical supplies so the kitchen layout is not limited later.

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.

How we'd run your project

Measure and listen
A visit to Limavady to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Get it approved
Once you're happy with the design we submit it to the council for Limavady and deal with any questions from the planning officer.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.

Questions about kitchen extensions with bedrooms above in Limavady

How long does a kitchen extension with bedrooms above 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.

Who handles building control for a project in Limavady?

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 much does a kitchen extension with bedrooms above cost in Limavady?

Our guide for Northern Ireland, which covers Limavady, 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 (kitchen units and worktops priced separately). Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

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.

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.

Nearby

The same service in neighbouring towns:

Other extensions in Limavady

All two-storey extension services in Limavady · Kitchen extensions with bedrooms above across County Londonderry

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