Two-storey annexe extensions 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: Planning permission is needed: permitted development side extensions in Northern Ireland can't be more than 4 m high, which rules out two storeys.
Site visits: Free, no obligation

What a two-storey annexe extension involves

A two-storey annexe extension is an attached extension laid out as self-contained living space on two floors, usually with a living area and kitchenette below and a bedroom and shower room above, for a relative living with the family. It stays part of the main house rather than a separate home. Planning and council tax rules treat it differently from a separate dwelling.

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

For budgeting in County Fermanagh, allow around £76,000–£101,500 (plus kitchenette and shower room fittings, priced to your choice) for a two-storey annexe extension with a 3 m × 7 m footprint on two floors (42 m² of new floor space). That's based on £1,800–£2,420 per m² including VAT for Northern Ireland. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	Typical project
Essential	£1,660–£2,230 per m²	£69,500–£93,500
Standard	£1,800–£2,420 per m²	£76,000–£101,500
Premium	£2,160–£2,900 per m²	£91,000–£122,000

Rules in Northern Ireland

In Northern Ireland, a two-storey annexe at the rear can be permitted development within 3 m of the original rear wall and 7 m from the rear boundary, with the usual conditions. A side annexe needs a planning application costing £347, and councils may add conditions linking its use to the main house.

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

Services and metering

An annexe usually shares the main house's water, gas and electricity, with a separate circuit or sub-meter if you want to split costs. We plan heating, hot water and drainage so the annexe works well without needing new supplies.

Annexe, not a separate house

To stay an annexe, the space should be used by members of the household and stay linked to the main house, usually with an internal door and shared address, garden and services. Designing it as a fully separate home can mean the council treats it as a new dwelling.

How we work in County Fermanagh

Free site visit
We visit your home in County Fermanagh, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Design and approvals
We draw the extension and check it against the rules for Northern Ireland, then apply for planning permission or a certificate of lawfulness, whichever fits.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.

Towns we cover in County Fermanagh

Two-storey annexe extensions in County Fermanagh: questions

How much does a two-storey annexe extension cost in County Fermanagh?

In Northern Ireland our guide is £1,800–£2,420 per m² including VAT, so about £76,000–£101,500 (plus kitchenette and shower room fittings, priced to your choice) for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.

Can an annexe be designed for someone with limited mobility?

Yes. We can plan a ground-floor bedroom space, a level-access shower, wider doorways, lever handles and space for a stairlift later. These features are much cheaper to build in at the start than to add afterwards, and they keep the annexe useful as needs change.

Can an annexe have its own front door?

It can, but a separate front door, kitchen and address together make it look more like a separate home, which can change how the council treats it for planning. Many annexes have their own door to the garden or side and an internal door to the main house. We explain how each choice is likely to be viewed before the design is fixed.

Can I rent out an annexe later?

Not always. Many annexe permissions include a condition that it is only used by members of the household, so renting it out may need a fresh planning application. If you think you might want to let it, tell us at the start so we can explain the options.

Will I need planning permission in County Fermanagh?

County Fermanagh is in Northern Ireland. Planning permission is needed: permitted development side extensions in Northern Ireland can't be more than 4 m high, which rules out two storeys.

Neighbouring areas

All extension services in County Fermanagh · About two-storey annexe extensions