Side return extensions in Lisburn
We design and build side return extensions for houses in Lisburn, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in LisburnFrom £15,000 inc VAT
- PlanningDepends on the NI limits; checked at the survey
- Build time10–14 weeks on site
- Postcode districtsBT10, BT11, BT17, BT27, BT28
Side return extension prices in Lisburn
Labour and material costs vary across the UK, so for Lisburn we use our Northern Ireland factor (×0.86). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Lisburn: £1,810 to £3,270 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 1.8 m × 4.5 m 8 m² | £15,000 – £18,500 | £16,500 – £21,000 | £20,500 – £26,500 |
| 2 m × 5.5 m 11 m² | £19,500 – £24,000 | £22,500 – £28,500 | £28,000 – £36,000 |
| 2.2 m × 7 m 15 m² | £27,000 – £32,500 | £30,500 – £39,000 | £38,500 – £49,500 |
Try the guide-price tool to see a range for your own size and finish.
Who a side return extension suits
- Homes where the garden is too small to lose much depth
- Narrow galley kitchens
- Victorian and Edwardian terraces with a rear outrigger
Working in Lisburn
We cover Lisburn and the postcode districts BT10, BT11, BT17, BT27, BT28. We also work in nearby Belfast (7 miles), Castlereagh (7 miles), Newtownabbey (11 miles), Antrim (15 miles).
In Northern Ireland, extension projects follow the NI planning rules and council building control, which we account for from the first survey.
Will the council need to approve it?
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 Lisburn 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.
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.
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Side return extension questions answered
Do I need building regulations approval in Lisburn?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
How long does a side return extension take to build in Lisburn?
On site, typically 10 to 14 weeks once approvals are in place. Before that, allow 6–12 weeks design and approvals.
Will my neighbours in Lisburn 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.
Can I combine a side return with a rear extension?
Yes. That combination is a wraparound extension, which adds the most space to a terraced house.
Will the kitchen be darker?
Not if the roof is designed well. A glazed roof or a line of rooflights along the boundary usually makes the room brighter than before.
Book a free site visit in Lisburn
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.