What is a single-storey extension?
A single-storey extension is a ground-floor addition, usually at the rear of a house, that enlarges a kitchen, living or dining space. Most are built with cavity walls on concrete foundations and finished with a flat roof and roof lantern or a pitched tiled roof.
How much does a single-storey extension cost in Enniskillen?
In Enniskillen, a single-storey extension typically costs £1,700–£2,500 per m² of floor area, including VAT at 20% (standard rate). For a typical 20 m² project that is roughly £34,000–£50,000. Building costs in Northern Ireland run about 14% below the UK average, and the figures for Enniskillen are adjusted to reflect that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (14 m²) | £24,000–£35,000 |
| Typical project (20 m²) | £34,000–£50,000 |
| Larger project (28 m²) | £47,500–£70,000 |
| Rate per m² | £1,700–£2,500 |
The biggest cost drivers are:
- Roof type and the size of any lantern or roof windows
- Glazing: sliding and bifold doors cost more than French doors
- How much of the existing house is opened up
- Ground conditions and foundation depth
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 single-storey extension in Enniskillen?
Before anything is built in Enniskillen, we confirm which approvals apply in Northern Ireland. In Northern Ireland the Planning (General Permitted Development) Order (Northern Ireland) 2015 allows single-storey rear extensions of up to 3 metres on attached houses and 4 metres on detached houses, no higher than 4 metres, with eaves no higher than 3 metres within 2 metres of a boundary. Houses with removed rights need planning permission, listed buildings need consent, and in conservation areas extensions must stay single-storey and must not come forward of the front or side walls.
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.
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 single-storey extension we handle:
- Foundations, drainage and any build-over agreement
- Structural calculations for steels and lintels
- Knock-through to the existing house with steel beams
- Cavity walls, insulation and roof to current building regulations
- Building control inspections and completion certificate
- Doors, windows and roof glazing installed
How long does it take?
Expect 10 to 14 weeks on site for a typical rear extension, after approvals. Design and approvals come first and typically take 6 to 12 weeks, depending on the approval route.
Building in Enniskillen
Northern Ireland has many detached and semi-detached homes on generous plots, which suits single-storey rear extensions and garage conversions.
We work across Enniskillen and neighbouring areas such as Omagh, Strabane and Dungannon. Postcodes we cover in Enniskillen include BT74, BT92, BT93 and BT94.
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
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 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 single-storey extensions in Enniskillen
Can I stay in the house during the build?
Usually yes. We build the shell before opening up the back wall, so the house stays weathertight for most of the job. There will be a few weeks when the kitchen or back room is out of use.
Do I need planning permission for a single-storey extension in Enniskillen?
In Northern Ireland the Planning (General Permitted Development) Order (Northern Ireland) 2015 allows single-storey rear extensions of up to 3 metres on attached houses and 4 metres on detached houses, no higher than 4 metres, with eaves no higher than 3 metres within 2 metres of a boundary. Houses with removed rights need planning permission, listed buildings need consent, and in conservation areas extensions must stay single-storey and must not come forward of the front or side walls.
What is a build-over agreement?
If a public sewer runs within 3 metres of the extension, the water company normally has to agree to the work before it starts. We check sewer records during design and apply where needed.
How long does a single-storey extension take in Enniskillen?
Typically 10 to 14 weeks on site for a typical rear extension, after approvals. Design and approvals beforehand usually take 6 to 12 weeks.
How much does a single-storey extension cost in Enniskillen?
In Enniskillen, a single-storey extension typically costs £1,700–£2,500 per m² of floor area, including VAT at 20% (standard rate). A typical 20 m² project comes to roughly £34,000–£50,000. Your fixed price depends on the survey and drawings.
Is VAT charged on an extension?
Yes. Building work on an existing home is standard-rated, so VAT at 20% applies. Our guide prices include it.