What is a new build home?
A new build home is a house built from the ground up on a cleared plot, a garden plot or a replacement-dwelling site. We work with plot owners and self-builders to design, gain approvals and build the house, either to a fixed design or from initial ideas.
How much does a new build home cost in Armagh?
In Armagh, a new build home typically costs £1,700–£2,750 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). For a typical 150 m² project that is roughly £255,000–£412,500. We start from a UK-wide guide and adjust it for Northern Ireland, where labour and materials are typically about 14% below average. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (105 m²) | £178,500–£289,000 |
| Typical project (150 m²) | £255,000–£412,500 |
| Larger project (210 m²) | £357,000–£577,500 |
| Rate per m² | £1,700–£2,750 |
Your quote will depend mainly on:
- Ground conditions and foundations
- External works and landscaping
- Specification and energy systems
- Size and complexity of the house
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 new build home in Armagh?
Here is how the rules work for a new build home in Northern Ireland. In Northern Ireland a new home needs planning permission from the council and building control approval.
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.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
On a typical new build home we handle:
- Superstructure, roof and windows
- Structural and services design
- Site appraisal and feasibility
- Groundworks, foundations and drainage
- Internal fit-out and finishes
- Building control completion and warranty liaison
How long does it take?
Allow 9 to 14 months on site for a typical house. Allow time beforehand for drawings and approvals, usually 4 to 9 months.
Building in Armagh
Northern Ireland has many detached and semi-detached homes on generous plots, which suits single-storey rear extensions and garage conversions.
Our Armagh coverage includes postcode districts BT60 and BT61, and we also work in nearby places such as Portadown, Dungannon and Craigavon.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about new build homes in Armagh
How much does a new build home cost in Armagh?
In Armagh, a new build home typically costs £1,700–£2,750 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). A typical 150 m² project comes to roughly £255,000–£412,500. Your fixed price depends on the survey and drawings.
Can you build to my architect’s design?
Yes. We price and build from your drawings, or we can manage the design for you.
Do I need planning permission for a new build home in Armagh?
In Northern Ireland a new home needs planning permission from the council and building control approval.
What warranty will a new home need?
Lenders usually require a structural warranty or a professional consultant’s certificate. The warranty is arranged before work starts, and the provider inspects the build at key stages.
Is VAT charged on building a new house?
Construction services for a new dwelling are normally zero-rated when supplied by a VAT-registered builder. Self-builders who buy materials directly can reclaim VAT through HMRC’s DIY housebuilders scheme.
Who approves a new build home in Armagh?
Planning matters in Armagh go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.