Coalisland, County Tyrone
Two-storey rear extension in Coalisland
For homes in Coalisland, a two-storey rear extension is often the simplest way to gain space without moving. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We take it from survey to completion certificate.
Coalisland is covered from our County Tyrone round, including BT71. Two-storey rear extensions suit semi-detached houses in Coalisland 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 Coalisland?
For Coalisland we work from the Northern Ireland rate: £1,570–£2,350 per square metre of new floor, including VAT, standard specification. 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Coalisland?
Planning for a two-storey rear extension in Coalisland 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. At the first visit we measure what is there now and tell you which route fits: permitted development or a planning application.
What are homes in Coalisland like to extend?
Semis and detached houses are typical of Coalisland, and many have room for a rear extension within Northern Ireland's permitted development limits. In County Tyrone we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning.
How a two-storey rear extension in Coalisland comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for council building control.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Two-storey rear extensions near Coalisland
From Coalisland, the nearest places we also cover are Dungannon (3.7 miles) and Cookstown (7.2 miles).
- Two-storey rear extension in Dungannon
- Two-storey rear extension in Cookstown
- Two-storey rear extension in Portadown
- Two-storey rear extension in Armagh
- Two-storey rear extension in Craigavon
Other work in Coalisland:
FAQ
Two-storey rear extension questions in Coalisland
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.
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.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
How much does a two-storey rear extension cost in Coalisland?
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.
Do I need planning permission for a rear extension in Coalisland?
Often not for a single-storey rear extension of up to 3 metres (4 metres detached) under Northern Ireland's permitted development rules, outside conservation areas.