Bedroom extensions in Cookstown
Our design and build teams take on bedroom extensions in Cookstown, from the first measured survey through planning and building control to the finished room.
- Guide price in CookstownFrom £22,000 inc VAT
- PlanningUsually needs planning permission
- Build time14–22 weeks on site
- Postcode districtsBT80
Planning and approvals in Cookstown
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
Building close to a public sewer needs the agreement of NI Water, which we check during design.
Northern Ireland has no Party Wall Act. Where work is on or close to a shared boundary, we agree access and protection with your neighbour in writing before work starts.
Applications are decided by your council, which handles local planning in Northern Ireland.
What should I budget for a bedroom extension in Cookstown?
For Cookstown we adjust our national guide rates by ×0.86, the factor we use for Northern Ireland. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Cookstown: £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 |
Try the guide-price tool to see a range for your own size and finish.
Covering Cookstown
Site visits are available across Cookstown (BT80). The same team covers Omagh (22 miles), Strabane (30 miles), all within easy reach.
Northern Ireland's housing ranges from city terraces to large numbers of detached houses and bungalows on rural plots, many in render, where single-storey extensions fit easily.
What we take care of
- Layout options: two-storey, over-garage or ground floor
- Planning drawings and application
- Structure, roof, insulation and finish
- En-suite drainage and ventilation design
- Fire safety: escape windows and smoke alarms to building regulations
- Heating extended to the new rooms
From first visit to completion
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
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
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Bedroom extension questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Cookstown, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Cookstown be involved?
If a planning application is needed, the council notifies neighbours. Where work is close to a shared boundary, we agree access and protection with them in writing.
Do you cover all of Cookstown?
Yes. We cover Cookstown and the surrounding parts of County Tyrone. Site visits are free and there is no obligation.
Can I add a ground-floor bedroom for a relative?
Yes. A ground-floor bedroom with an accessible shower room is a common request. If it will be lived in as a self-contained home, planning treats it differently, so tell us how it will be used.
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.
Book a free site visit in Cookstown
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.