Paying for an extension
There's no general grant for a kitchen extension in Ireland. Most people pay from savings, a top-up on the mortgage, or a home improvement loan from a bank or credit union. The one grant that can pay for an extension is the Housing Adaptation Grant for People with a Disability, up to €40,000.
Grants, loans and mortgage top-ups: what's actually available, and what to borrow.
Free, no obligation. One local builder prices it, not five.
- €40,000Housing Adaptation Grant, the most it pays
- 100%of approved costs, household income up to €37,500
- 12–15%contingency to borrow for too
- €0SEAI grant for new floor area
The grants, honestly
Housing Adaptation Grant for People with a Disability. Paid by your council, it can pay for an extension, typically a ground-floor bedroom or bathroom, for someone with a disability. The effective maximum is €40,000, covering up to 100% of approved costs for gross household income up to €37,500, tapering to 30% for income of €62,501 to €75,000. gov.ie has the scheme; you apply to your council.
SEAI home energy grants pay for upgrading the house you have (insulation, heat pumps, solar), not for building new floor area. If you're extending, it can make sense to do grant-aided upgrades to the old house at the same time, but they're separate applications with their own rules.
Tax relief: the Home Renovation Incentive closed at the end of 2018. There's no tax relief on an extension now.
Borrowing for an extension
- Mortgage top-up. Your lender values the house and lends more against it. Usually the lowest rate, over the remaining mortgage term.
- Home improvement loan. From a bank or credit union, over a shorter term, usually at a higher rate than a mortgage.
- Savings. No interest, but keep the contingency in cash either way.
Lenders usually want the drawings and a builder's quote before they lend. Borrow for the contingency too: running out of money two-thirds of the way through is the worst outcome.
Setting the budget
- Run the estimator for your house and take the top of the range.
- Add 12% to 15% contingency.
- Add what the estimator leaves out: appliances, furniture, blinds, landscaping the garden afterwards.
- Get a written price from a builder for the same drawings, and borrow against that.
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.
Questions people ask
Is there a grant for a kitchen extension in Ireland?
No general one. The Housing Adaptation Grant for People with a Disability can pay for an extension for a person with a disability, up to €40,000.
Can I use an SEAI grant for an extension?
No. SEAI grants pay for upgrading the existing house, not for building new floor area.
How do most people pay for an extension?
Savings, a mortgage top-up or a home improvement loan, often a mix.
Will the bank want a quote?
Usually, plus the drawings. Get a written price from a builder before you finalise the loan.
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.