What is a double-storey extension?
A double-storey extension (also called a two-storey extension) adds rooms on both the ground and first floor in one build. It typically gives a larger kitchen or living space downstairs and an extra bedroom or bathroom above.
How much does a double-storey extension cost in Ballymena?
In Ballymena, a double-storey extension typically costs £1,400–£2,150 per m² of floor area (both floors), including VAT at 20% (standard rate). For a typical 36 m² project that is roughly £50,500–£77,500. Building costs in Northern Ireland run about 14% below the UK average, and the figures for Ballymena are adjusted to reflect that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (25 m²) | £35,000–£54,000 |
| Typical project (36 m²) | £50,500–£77,500 |
| Larger project (50 m²) | £70,000–£107,500 |
| Rate per m² | £1,400–£2,150 |
The biggest cost drivers are:
- Brick matching and external finishes
- Scaffolding and access to the rear
- Steel beams where walls are opened up
- Total floor area across both floors
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a double-storey extension in Ballymena?
Before anything is built in Ballymena, we confirm which approvals apply in Northern Ireland. In Northern Ireland an extension of more than one storey can be permitted development at the rear if it projects no more than 3 metres and is at least 7 metres from the rear boundary. Two-storey side extensions, and any in a conservation area, need planning permission.
In Northern Ireland building control approval comes from the council, usually through a full plans application or a building notice, with inspections during the work and a completion certificate at the end.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
Handled as part of most double-storey extensions:
- Foundations, drainage and scaffolding
- Windows, doors and staircase alterations
- Brick or block walls, floors and a roof tied into the house
- Structural engineer’s calculations
- Opening up at both levels with steel beams
- Electrics, heating, plumbing and plastering
How long does it take?
Expect 14 to 20 weeks on site, after planning and building control approval. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Ballymena
Northern Ireland has many detached and semi-detached homes on generous plots, which suits single-storey rear extensions and garage conversions.
Ballymena sits in County Antrim, about 23 miles north-west of Belfast. We cover the whole of Ballymena, including postcodes BT42, BT43 and BT44.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about double-storey extensions in Ballymena
What drawings do I need?
Planning drawings for the application, then more detailed building regulations drawings and structural calculations for building control. We prepare both.
Who approves a double-storey extension in Ballymena?
Planning matters in Ballymena go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
Can I live at home during the work?
Most families stay put. The shell is built first and the house is opened up late in the job, so disruption inside is limited to a few weeks.
Is a double-storey extension cheaper per square metre?
Usually yes. You pay for one set of foundations and one roof but get two floors of space, so the cost per square metre is often lower than a single-storey extension.
Do I need planning permission for a double-storey extension in Ballymena?
In Northern Ireland an extension of more than one storey can be permitted development at the rear if it projects no more than 3 metres and is at least 7 metres from the rear boundary. Two-storey side extensions, and any in a conservation area, need planning permission.
How much does a double-storey extension cost in Ballymena?
In Ballymena, a double-storey extension typically costs £1,400–£2,150 per m² of floor area (both floors), including VAT at 20% (standard rate). A typical 36 m² project comes to roughly £50,500–£77,500. Your fixed price depends on the survey and drawings.