Kitchen extension questions, answered
Cost, planning, building control, VAT, time and builders, in one place.
Free, no obligation. One local builder prices it, not five.
- 45 m²exempt at the back
- €1,500–€2,200per m² single storey
- 13.5%VAT on the build
- 8–14 weekson site
Plan your extension and see the cost
Nine quick taps. You see your plan build up as you go: the price range, what moves it, the planning position and the build time. Your number is only asked for at the end, if you want a real price.
A 25 m² single-storey rear extension in Ireland, mid-range, with wide glass doors and a new kitchen: €62,000 to €90,000 all in, including VAT and fees.
How this is worked out
We start from what single-storey extensions cost to build per square metre in each part of Ireland, including VAT at 13.5%, and the rates for side, wraparound, two-storey and heavily glazed extensions. Standard finishes take the lower half of the range, mid-range the upper half, and high spec or a wall of glass the glazed rate. Then we add professional fees (design, engineer, BER) and, if you want one, a new kitchen at your level of finish. Totals are rounded to the nearest €1,000. It's an estimate to plan with, never a quote: the builder prices your house after seeing it.
Every kind of kitchen extension
The costs, the rules and what to ask for, a page each.
Single-storey rearAcross the back of the house, usually with roof windows and wide glass to the garden.
Side returnThe narrow passage beside a terrace's back return, filled in and lit from above.
WraparoundAn L round the back and down the side, for one big kitchen, dining and living room.
Two-storeyA bigger kitchen below and a bedroom above, on one set of foundations.
Roof windows and lanternsFlat with roof windows, pitched, or a glazed lantern over the middle of the room.
Bifold or sliding doorsThe back wall opens to the garden. Which opens better, which seals better.Every question
How much does a kitchen extension cost in Ireland?
A single-storey kitchen extension costs €1,500 to €2,200 per m² to build across Ireland and €1,800 to €2,500 in Dublin, including VAT. A 25 m² extension with a new kitchen and the fees comes to €45,000 to €98,000 all in, depending on where you live and the finish.
How much is an extension per m² in Ireland?
Single-storey €1,500 to €2,200 across Ireland and €1,800 to €2,500 in Dublin; side return €1,800 to €2,400; wraparound €2,200 to €3,200; two-storey €2,000 to €2,500; heavily glazed €2,800 to €3,500. All including VAT.
Do I need planning permission for a kitchen extension?
No planning permission is needed for a rear extension of up to 45 m², counting any earlier extensions built since 1964, if it meets the conditions: no higher than the house, at least 25 m² of private open space left, ground-floor windows at least 1 m from the boundary they face, and upstairs no more than 12 m² on a semi or terrace (20 m² detached). The limit rose from 40 m² on 27 July 2026.
What changed in July 2026?
From 27 July 2026 the exempt rear extension went from 40 m² to 45 m², upstairs windows can be 8 m from the boundary instead of 11 m, and the building control threshold moved to 45 m² too.
Do I need a commencement notice?
Not for an extension of up to 45 m² that is exempt from planning. Yes, 14 to 28 days before work, if it's bigger or needed planning permission.
What is BCAR?
Building control certification for extensions over 45 m²: a design certifier and an assigned certifier, or the owner opts out.
How long does an extension take?
8 to 14 weeks on site for single storey, 14 to 24 for two, after 8 to 16 weeks of design and tendering.
What VAT is charged on an extension?
13.5% on the building work and built-in kitchen units supplied and fitted; 23% on appliances and professional fees.
Is there a grant for an extension?
Not a general one. The Housing Adaptation Grant for People with a Disability can pay up to €40,000 for an extension for a person with a disability.
What's the difference between a side return and a wraparound?
A side return fills the passage beside a back return. A wraparound goes round the back and down the side of the house in an L.
Bifold or sliding doors?
Sliding doors for more view and better sealing when shut; bifolds to open the whole width in summer.
Flat or pitched roof?
Flat with rooflights costs least and fits under the windows above. Pitched needs more height at the house. A lantern gives the most light and costs the most.
How do I compare builders' quotes?
Same drawings for everyone, and ask for the steel, glazing, kitchen, fees and VAT listed separately.
Who are you?
Kitchen Extension is an introduction service run by Bartlomiej Standa, trading as Elevate Ireland. We estimate the cost and pass your request to one vetted builder who covers your county. We don't build anything ourselves.
What happens after I send the estimator?
One vetted builder who covers your county gets your answers and our estimate and rings you to arrange a visit. They give you a written price. Nothing is agreed until you accept it.
Get a free quote for your extension
Plan it in under a minute, see the cost, and one vetted builder who covers your county rings you with a proper price.