A double-storey extension adds two floors of new space to your house in one build, typically a larger kitchen or living room downstairs with an extra bedroom, bathroom or en-suite above, sharing one set of foundations and one roof.
Every house in Dungannon is a little different, so we never price a double-storey extension from a brochure. We look at the structure, access and existing finishes first, then put in writing a fixed figure for the scope we settle on. As a rough steer, homeowners in Northern Ireland should budget £52,000–£103,000 including VAT, with work typically taking 14–22 weeks on site.
- Guide price
- £52,000–£103,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- BT71
- Planning rules
- Northern Ireland
- Local area
- County Tyrone
- Survey
- Free, with a written quote
How much does a double-storey extension cost in Dungannon?
Use the table to gauge the cost of a double-storey extension in Dungannon before we visit. Figures include VAT and are scaled for Northern Ireland, coming out about 14% below the national guide, which gives £52,000–£103,000 overall. After a free survey, you receive a fixed written price.
| Type of job | What it usually involves | Guide in Dungannon |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £34,500–£56,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £52,000–£103,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £86,000–£155,000 |
Expect these to shape the final quote:
- How the new roof joins the existing roof
- Bathrooms, en-suites and plumbing on the upper floor
- Foundation depth, ground conditions and drains to divert
- Scaffolding duration, access and the level of finishes
What do you get?
- Groundworks, foundations and below-ground drainage
- Roof structure tied into the existing roof, tiled to match
- Scaffolding for the full build, erected and inspected
- Electrics, plumbing and heating by qualified trades, with certificates
- Windows, external doors, plastering and internal doors
- Building control inspections and completion certificate
Homes in County Tyrone
Tyrone is largely rural, with detached houses and bungalows on individual plots across the countryside, many finished in render or roughcast. Omagh, Dungannon, Cookstown and Strabane have Victorian terraced streets, post-war estates and newer developments, and stone farmhouses survive in older rural areas.
Rural detached homes commonly take extensions, loft rooms, porches and driveways, and older houses may need re-roofing and re-rendering. Town terraces suit rear extensions and window replacement.
For a double-storey extension in Dungannon, this means checking things like wall construction, roof structure and existing services before we put a figure on paper.
Do you need permission in Dungannon?
Which rules apply depends on where you live. For Dungannon, the answer is Northern Ireland, and the points below reflect that; we verify them with the council before quoting.
In Northern Ireland, two-storey extensions usually need planning permission from the council.
Building control approval is needed under the Building Regulations (Northern Ireland). There is no Party Wall Act in Northern Ireland.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
What happens after you get in touch?
Survey and measure
We begin by looking at the job in person. During the free survey we discuss options, materials and budget for a double-storey extension, and photograph or measure anything the quote needs to reflect.
Price and scope agreed
We turn the survey notes into a written quote. The price is fixed for the specification we agree, and the document sets out materials, scope and payment stages in plain language.
Plan and prepare
We handle the paperwork side: checking whether planning permission or building control approval is needed, submitting applications where they are, and scheduling the trades and materials around your dates.
Finish and handover
The work is carried out to the agreed specification, with floors and furniture protected and the site kept tidy. At the end we clean up, walk through the finished job with you and hand over any certificates.
Working with SK Home Improvements
Double-storey extensions in Dungannon: questions
Is the price fixed?
Yes, for the specification we agree. Your written quote sets out exactly what is included at a fixed price. It only changes if you ask for something different, or if a problem the survey could not reasonably reveal later needs extra work. In either case we explain the change and confirm it in writing before going ahead.
Can we live at home while it is built?
Most families stay at home during a double-storey extension. The new structure is built outside first, and we only break through into the existing rooms near the end, usually one floor at a time. Upstairs, this may mean a bedroom is out of use for a week or two. We fit dust screens, protect floors and stairs, and plan any time without water or power in advance.
How long does a double-storey extension take?
A double-storey extension typically takes 14–22 weeks on site, depending on size, roof design and weather. Foundations and ground-floor walls come first, then the first-floor joists, upper walls and roof. Once it is weathertight, electrics, plumbing, plastering and finishes follow. Allow extra time beforehand for drawings, calculations and approvals. We give you a stage-by-stage programme with your quote.
Do you cover Cookstown, Armagh and Portadown?
Yes. As well as Dungannon, we cover Cookstown, Armagh and Portadown and the rest of County Tyrone. Our coverage is UK-wide, so the process is the same wherever you are: a free site survey, a quote in writing that fixes the price for the agreed scope, and one point of contact while the work is planned and carried out.
How is the new roof joined to the existing house?
The new roof is usually tied into the existing roof so the two read as one. On a rear extension this often means a lower ridge or a hipped end, with valleys where the slopes meet. We strip back some existing tiles, fix new rafters and battens, and lay matching tiles or slates. Lead or proprietary flashings seal the junctions so water runs off properly.
Near Dungannon
Coverage for Dungannon spans BT71. Close by, Cookstown, Armagh and Portadown are covered too, and the rest of our UK-wide area follows the same survey-then-quote process from start to finish.