What is a side return extension?
A side return extension fills the narrow passage that runs alongside the back addition of many Victorian and Edwardian terraced houses. It widens a galley kitchen into a proper kitchen-diner, usually with a sloping glazed roof to keep the room bright.
How much does a side return extension cost in Portadown?
In Portadown, a side return extension typically costs £2,000–£2,850 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £24,000–£34,000. The guide for Portadown reflects typical costs in Northern Ireland, roughly 14% below the UK-wide figure. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £16,000–£23,000 |
| Typical project (12 m²) | £24,000–£34,000 |
| Larger project (17 m²) | £34,000–£48,500 |
| Rate per m² | £2,000–£2,850 |
Your quote will depend mainly on:
- Steel beams and propping of the back addition
- Agreements with neighbours on shared walls
- Access through the house for materials
- Glazed roof specification
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a side return extension in Portadown?
The approval route for Portadown is set by planning law in Northern Ireland. In Northern Ireland a single-storey side infill can be permitted development if it is no more than 4 metres high and no wider than half the original house; conservation areas need planning permission. Building control approval is needed before work starts.
Northern Ireland has no Party Wall Act. Work on shared walls relies on agreement with the neighbour and common law, so we agree the arrangements in writing before work starts.
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 side return extension we handle:
- Floor levelling, heating and electrics
- Foundations and drainage, including any build-over agreement
- Written agreement with neighbours on shared walls
- Drawings and planning or permitted development check
- Glazed or solid roof with insulation
- Written agreement with neighbours on shared walls
How long does it take?
Expect 10 to 14 weeks on site. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Portadown
Across Northern Ireland, bungalows and chalet bungalows are common, so loft conversions and rear extensions are popular projects.
We work across Portadown and neighbouring areas such as Craigavon, Banbridge and Armagh. Postcodes we cover in Portadown include BT62 and BT63.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 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 side return extensions in Portadown
Can I stay in the house?
Usually, though the kitchen will be out of action for several weeks. We plan a temporary kitchen area where possible.
How long does a side return extension take in Portadown?
Typically 10 to 14 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
Do I need planning permission for a side return extension in Portadown?
In Northern Ireland a single-storey side infill can be permitted development if it is no more than 4 metres high and no wider than half the original house; conservation areas need planning permission. Building control approval is needed before work starts.
How much does a side return extension cost in Portadown?
In Portadown, a side return extension typically costs £2,000–£2,850 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £24,000–£34,000. Your fixed price depends on the survey and drawings.
How do you get materials in?
Mid-terrace houses often have no rear access, so materials come through the house. We protect floors and plan deliveries carefully.
How much space does a side return add?
Typically 1.5 to 2.5 metres of width along the back addition. It often turns a narrow galley kitchen into a family kitchen-diner.