Kitchen extensions with bedrooms above in Lisnaskea

Before you start in Lisnaskea, here's what applies.

Postcode districts: BT92
County / area: County Fermanagh, 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: Enniskillen (10.2 miles), Ballinamallard (11.7 miles), Irvinestown (16.7 miles)
Distance to Enniskillen: about 10.2 miles
First visit: Free, no obligation

About a kitchen extension with bedrooms above

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.

We cover Lisnaskea (BT92) and the places around it, including Enniskillen (10.2 miles), Ballinamallard (11.7 miles) and Irvinestown.

What it costs in Lisnaskea

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. 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 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 Lisnaskea

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 Lisnaskea 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 Lisnaskea to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Lisnaskea.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about kitchen extensions with bedrooms above in Lisnaskea

Which postcodes do you cover around Lisnaskea?

We cover Lisnaskea (BT92) and nearby places including Enniskillen, Ballinamallard and Irvinestown, plus the rest of County Fermanagh. The first site visit is free.

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.

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

Our guide for Northern Ireland, which covers Lisnaskea, 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.

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.

Nearby

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Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Lisnaskea.