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 County Armagh?
In County 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. That range is adjusted for Northern Ireland, where domestic building work typically costs around 14% below the national 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 |
The biggest cost drivers are:
- Ground conditions and foundations
- Specification and energy systems
- External works and landscaping
- Size and complexity of the house
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a new build home in County Armagh?
Whether you need planning permission depends on your house and its location 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.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
On a typical new build home we handle:
- Structural and services design
- Mechanical and electrical installation
- Internal fit-out and finishes
- Site appraisal and feasibility
- Building control completion and warranty liaison
- Design and planning application
How long does it take?
Expect 9 to 14 months on site for a typical house. Before that, surveys, drawings and approvals usually take 4 to 9 months, longer if the council asks for changes.
Building in County Armagh
Northern Ireland has many detached and semi-detached homes on generous plots, which suits single-storey rear extensions and garage conversions.
Towns we cover in County Armagh include Craigavon, Portadown and Armagh.
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 County Armagh
Is Community Infrastructure Levy payable?
In areas with CIL, new homes may be liable. Self-builders can apply for an exemption before work starts.
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.
How long does a new build home take in County Armagh?
Typically 9 to 14 months on site for a typical house. Design and approvals beforehand usually take 4 to 9 months.
How much does a new build home cost in County Armagh?
In County 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.
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.
Do I need planning permission for a new build home in County Armagh?
In Northern Ireland a new home needs planning permission from the council and building control approval.