Kitchen extensions with bedrooms above in Magherafelt
Homes in Magherafelt with a bit of space to the side or rear can often take a kitchen extension with bedrooms above. We'll tell you honestly whether yours can, and what approvals it needs.
Magherafelt: the key facts for this kind of project.
- Postcode districts
- BT45
- 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
- Maghera (6.8 miles), Cookstown (9.4 miles), Randalstown (12.2 miles)
- Distance to Derry
- about 32.6 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.
We cover Magherafelt (BT45) and the places around it, including Maghera (6.8 miles), Cookstown (9.4 miles) and Randalstown.
What it costs in Magherafelt
In Northern Ireland, which includes Magherafelt, 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. 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 Magherafelt
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 Magherafelt homes
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.
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
Visit and first ideas
One of our team visits your house in Magherafelt, checks the walls, roof and drains, and sketches out options with you.
Get it approved
Once you're happy with the design we submit it to the council for Magherafelt and deal with any questions from the planning officer.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.
Questions about kitchen extensions with bedrooms above in Magherafelt
How much does a kitchen extension with bedrooms above cost in Magherafelt?
Our guide for Northern Ireland, which covers Magherafelt, 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.
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.
Which postcodes do you cover around Magherafelt?
We cover Magherafelt (BT45) and nearby places including Maghera, Cookstown and Randalstown, plus the rest of County Londonderry. The first site visit is free.
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
Other towns near Magherafelt:
Other extensions in Magherafelt
All two-storey extension services in Magherafelt · Kitchen extensions with bedrooms above across County Londonderry
Want a figure first? Try our guide price tool, then book a free visit to firm it up.