Kitchen extensions with bedrooms above in Portadown
We plan and build kitchen extensions with bedrooms above for homeowners in Portadown and nearby. Every project starts with a free visit and a design stage priced in writing before any work begins.
The basics for Portadown at a glance.
- Postcode districts
- BT62 and BT63
- County / area
- County Armagh, 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
- Craigavon (2.8 miles), Tandragee (4.9 miles), Waringstown (5.9 miles)
- Distance to Craigavon
- about 2.8 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 Portadown we also work in Craigavon, Tandragee and Waringstown, and across the rest of County Armagh. Postcode districts in and near Portadown: BT62 and BT63.
What it costs in Portadown
Most of the cost of a kitchen extension with bedrooms above is set by its size and specification. For Portadown and the rest of 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). We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.
| 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 Portadown
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 Portadown 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.
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.
How we'd run your project
Understand the brief
At your home in Portadown we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
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.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
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 Portadown
Which postcodes do you cover around Portadown?
We cover Portadown (BT62 and BT63) and nearby places including Craigavon, Tandragee and Waringstown, plus the rest of County Armagh. The first site visit is free.
Who handles building control for a project in Portadown?
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.
Do I need planning permission for a kitchen extension with bedrooms above in Portadown?
Portadown 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.
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
We also cover places near Portadown, including:
Other extensions in Portadown
All two-storey extension services in Portadown · Kitchen extensions with bedrooms above across County Armagh
Book a free site visit in Portadown and we'll tell you what's possible, what approvals you need and what the design stage would cost.