Holywood, County Down
Two-storey rear extension in Holywood
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design, get the approvals for and build two-storey rear extensions in Holywood and the surrounding area, with one contract from the first survey to building control sign-off.
Holywood is covered from our County Down round, including BT18. Two-storey rear extensions suit semi-detached houses in Holywood best, where the extra bedroom matters as much as the bigger kitchen.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a two-storey rear extension cost in Holywood?
A two-storey rear extension in Holywood is priced at £1,570–£2,350 per square metre including VAT as a guide, before kitchen fit-out and fees. Northern Ireland prices are the lowest in our range.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £47,000–£70,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £75,000–£113,000 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a two-storey rear extension in Holywood?
Planning for a two-storey rear extension in Holywood follows the Northern Irish householder rules.
Northern Ireland's 2015 Order allows a two-storey rear extension of up to 3 metres where at least 7 metres is left to the rear boundary. Anything larger, or in a conservation area, needs a planning application to the council.
Conservation areas, Areas of Outstanding Natural Beauty and listed buildings restrict permitted development in Northern Ireland. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Holywood like to extend?
Semis and detached houses are typical of Holywood, and many have room for a rear extension within Northern Ireland's permitted development limits.
How a two-storey rear extension in Holywood comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Approvals
Permitted development check or planning application, then building control drawings to the Northern Ireland Technical Booklets and structural calculations, plus a written agreement with neighbours for any shared-wall work.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Holywood
Close by, we work in Dundonald, about 3.4 miles away, and Newtownabbey, about 3.7 miles away.
- Two-storey rear extension in Dundonald
- Two-storey rear extension in Newtownabbey
- Two-storey rear extension in Belfast
- Two-storey rear extension in Castlereagh
- Two-storey rear extension in Carrickfergus
Other work in Holywood:
FAQ
Two-storey rear extension questions in Holywood
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
How much does a two-storey rear extension cost in Holywood?
As a guide, £1,570–£2,350 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £47,000–£70,500 at that rate. Your written price follows the survey.
Can it be built on a terraced house?
Sometimes, but the upper floor is harder to get through planning on a terrace because of the effect on neighbours. A single-storey extension with a loft conversion is often an easier route.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
Do you handle building control in Holywood?
Yes. We apply to the council's building control team and hand over the completion certificate.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.