Annexe extensions across Omagh
If you live in Omagh and want more space without moving, an annexe extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in OmaghFrom £47,000 inc VAT
- PlanningUsually needs planning permission
- Build time16–24 weeks on site
- Postcode districtsBT78
What should I budget for an annexe extension in Omagh?
These guide figures apply our Northern Ireland adjustment (×0.86) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Omagh: £1,720 to £3,270 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £47,000 – £59,500 | £51,500 – £64,500 | £64,500 – £82,000 |
| One-bedroom annexe 35 m² | £60,000 – £75,500 | £72,000 – £90,500 | £90,000 – £114,500 |
| Larger annexe 45 m² | £77,000 – £97,000 | £92,500 – £116,500 | £116,000 – £147,500 |
For a figure based on your own dimensions, use our guide-price tool.
Planning rules that apply in Omagh
In Northern Ireland the Planning (General Permitted Development) Order 2015 lets some single-storey rear extensions go ahead without planning permission, up to 3 m on a semi-detached or terraced house and 4 m on a detached house, within height and boundary limits. Larger, side and two-storey extensions normally need planning permission from the council, and building control approval is separate.
The planning position for a specific Omagh address depends on its history and any designations, which is why we check it at the first visit.
Building close to a public sewer needs the agreement of NI Water, which we check during design.
Applications are decided by your council, which handles local planning in Northern Ireland.
Local to Omagh
We cover Omagh and the postcode districts BT78. Nearby, we also take on projects in Strabane (16 miles), Cookstown (22 miles).
For homes towards County Fermanagh, Enniskillen is around 23 miles away. In Northern Ireland, extension projects follow the NI planning rules and council building control, which we account for from the first survey.
Included in a typical project
- Design for accessibility: level thresholds, wider doors, walk-in shower
- Planning application describing ancillary use
- Separate or shared heating and hot water
- Fire separation and alarms to building regulations
- Kitchenette, shower room and bedroom finish
Accessibility is cheaper to design in than to retrofit. Level access, a 900 mm door width, a level-access shower and space to turn a wheelchair can all be planned into the footprint for little extra cost.
Our process, step by step
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
We visit your Omagh home, measure up, talk through what you want and check the planning position.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Questions people ask about annexe extensions
Do I need building regulations approval in Omagh?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Who do I contract with for an annexe extension in Omagh?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
How long does an annexe extension take to build in Omagh?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 10–16 weeks design and approvals.
Does an annexe extension need planning permission?
Usually yes, because of its size and the way it will be used. Councils check that it stays ancillary to the main house, so the application must describe the use clearly.
How much does an annexe extension cost?
Our guide range is about £1,720 to £3,270 per m² including VAT. A one-bedroom annexe of about 35 m² is typically £72,000 to £90,500 at standard spec in Omagh.
Book a free site visit in Omagh
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.