Bedroom extensions in Armagh
Thinking about a bedroom extension for your Armagh home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in ArmaghFrom £22,000 inc VAT
- PlanningUsually needs planning permission
- Build time14–22 weeks on site
- Postcode districtsBT61
Included in a typical project
- Planning drawings and application
- Fire safety: escape windows and smoke alarms to building regulations
- En-suite drainage and ventilation design
- Structure, roof, insulation and finish
- Layout options: two-storey, over-garage or ground floor
Local to Armagh
Our survey diary covers Armagh, including BT61. Nearby, we also take on projects in Portadown (8 miles), Craigavon (11 miles).
In Northern Ireland, extension projects follow the NI planning rules and council building control, which we account for from the first survey.
Do I need planning permission in Armagh?
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 Armagh address depends on its history and any designations, which is why we check it at the first visit.
In Northern Ireland building control is run by the councils under the Building Regulations (Northern Ireland). We submit full plans or a building notice and book the inspections through to completion.
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.
What should I budget for a bedroom extension in Armagh?
Labour and material costs vary across the UK, so for Armagh we use our Northern Ireland factor (×0.86). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Armagh: £1,380 to £2,750 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £22,000 – £27,500 | £22,000 – £29,000 | £24,500 – £33,500 |
| Bedroom and en-suite 18 m² | £24,500 – £30,500 | £29,000 – £38,000 | £37,000 – £50,000 |
| Two rooms 30 m² | £41,000 – £50,500 | £49,000 – £63,500 | £61,500 – £83,000 |
For a figure based on your own dimensions, use our guide-price tool.
What happens next
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in Armagh
How long does a bedroom extension take to build in Armagh?
On site, typically 14 to 22 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Who do I contract with for a bedroom extension in Armagh?
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.
Do you cover all of Armagh?
Yes. We cover Armagh and the surrounding parts of County Armagh. Site visits are free and there is no obligation.
How much does a bedroom extension cost?
Our guide range is about £1,380 to £2,750 per m² including VAT. A bedroom with an en-suite of about 18 m² is typically £29,000 to £38,000 at standard spec, depending on whether it is part of a larger two-storey build.
Does an en-suite need a window?
No, but it needs mechanical extraction that meets the building regulations. We design the duct route at the drawing stage.
Book a free site visit in Armagh
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.