Two-storey wraparound extensions in Portstewart

What we'd confirm first for a project in Portstewart.

Postcode districts: BT55
County / area: County Londonderry, Northern Ireland
Price region: Northern Ireland
Guide price: £106,000–£145,500 (£1,890–£2,600 per m²)
Approval route: Planning permission is usually needed.
Nearest towns: Portrush (2.7 miles), Coleraine (3.8 miles), Ballymoney (11.1 miles)
Distance to Derry: about 26.8 miles
First visit: Free, no obligation

About a two-storey wraparound extension

A two-storey wraparound extension suits a house with space both beside it and behind it, where you want to transform the layout rather than add a single room. You get one design for the whole L-shape, the planning application, structural design for the corner and the openings into the house, building regulations approval and the build, managed by us and carried out by vetted teams working under S&K.

Portstewart sits about 26.8 miles from Derry. Closer to home, Portrush is 2.7 miles away and Coleraine 3.8 miles.

What it costs in Portstewart

In Northern Ireland, which includes Portstewart, we'd expect a two-storey wraparound extension to cost around £106,000–£145,500 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space), or £1,890–£2,600 per m² including VAT. We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.

Spec	Per m²	An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space)
Essential	£1,740–£2,390 per m²	£97,500–£133,500
Standard	£1,890–£2,600 per m²	£106,000–£145,500
Premium	£2,270–£3,120 per m²	£127,000–£174,500

Planning and building control in Portstewart

In Northern Ireland, the permitted development allowance for two-storey extensions covers rear extensions of up to 3 m that stay 7 m from the rear boundary. A wraparound adds a side element on two floors, so it normally needs a planning application. The fee is £347 per dwelling, and councils aim for an average of 15 weeks for local applications.

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 Portstewart homes

The corner post

At the outside corner of the L, there is no existing wall to carry the floor above. Opening the ground floor fully usually means a steel frame or a corner post, and the engineer's design sets how slim it can be. We decide early whether you want a clear corner or a visible post.

Two roofs that meet

A wraparound needs the side roof and rear roof to join cleanly, often with a valley or hip where they meet. Getting pitches and ridge heights right keeps rainwater moving and avoids a bulky mass at the back corner, which neighbours and planners notice.

How we'd run your project

Start at your house
We come to your home in Portstewart, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in Northern Ireland before drawing in detail.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
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 two-storey wraparound extensions in Portstewart

Which postcodes do you cover around Portstewart?

We cover Portstewart (BT55) and nearby places including Portrush, Coleraine and Ballymoney, plus the rest of County Londonderry. The first site visit is free.

How much does a two-storey wraparound extension cost in Portstewart?

Our guide for Northern Ireland, which covers Portstewart, is £1,890–£2,600 per m² including VAT. A typical project with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) comes to about £106,000–£145,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Do I need planning permission for a two-storey wraparound extension in Portstewart?

Portstewart is in Northern Ireland. Planning permission is usually needed.

Can a wraparound extension be part single, part two-storey?

Yes. Many wraparounds keep the rear part single storey with roof lights over the kitchen and put the two-storey part to the side. This can reduce the effect on neighbours and the cost. We set out both options at the design stage, so you can compare floor space against price before choosing.

Does a wraparound extension need steel?

Almost always. Opening the corner of the house and the old rear wall to make one open-plan space means steel beams, and often a steel post or frame at the outside corner. The structural engineer sizes these, and the steel is ordered once the design is fixed, which is one reason a wraparound needs careful sequencing.

Nearby

We also cover places near Portstewart, including:

Other extensions in Portstewart

All two-storey extension services in Portstewart · Two-storey wraparound extensions across County Londonderry

Tell us about your house in Portstewart and we'll call you back to arrange a free, no-obligation visit.