October 30, 2024

Northern Ireland has the lowest average house prices in the UK and is the most affordable region for property buyers and investors, but how much does it cost to build a house in Northern Ireland?

To help you budget effectively, we’ve calculated the costs of building a home in Northern Ireland. In addition, we’ve also included to the cost to build other projects, such as an extension, garage, porch, loft conversion, and a bungalow, and we’ve also provided the costs per square metre. 

Building A House In Northern Ireland

Our calculations are based on:

• A total floor area of 94m2, which is the average for a house in the UK.
• The average number of bedrooms being 2.95 rooms per house, rounded up to 3.

In terms of build specification, our BuildPartner pricing tool gives you three options (which can be revised by item at a later point):

• Basic spec is a basic finish; e.g. Leyland, Everest, Wickes.
• Standard spec is a standard finish; e.g. Dulux, Hamilton, Slim Line.
• Premium spec is a high-spec finish; e.g. Farrow & Ball, Fine Line, Siemens.

The costs associated with the projects in this guide are calculated according to a standard spec. Then, for each specification, we’ve provided a range of prices to reflect the varying types of contractors:

• Low benchmark – smaller companies are generally lower cost but less specialised and with low project management function; good for low/mid-spec projects and tight budgets.

• Mid benchmark – medium-sized companies offer a balanced mix of cost-effectiveness and specialisation; good for mid-range projects for effective execution within moderate budgets.

• High benchmark – larger companies generally have a higher cost base but can handle a wide variety of specialist tasks; good for mid/high-spec projects and project management.

 

Total Cost Of A Standard-Spec Build In Northern Ireland

Here’s a table showing the average costs of building a house and other projects in Northern Ireland:

Building Type	Total Average Building Cost
	Low Benchmark	Mid Benchmark	High Benchmark
3-Bedroom House	£234,931	£261,798	£283,614
Ground-Floor Extension	£66,730	£71,528	£77,489
Double-Storey Extension	£116,541	£124,952	£135,365
Single Garage (Flat Roof)	£21,378	£22,960	£24,873
Brick Porch	£6,565	£7,627	£7,040
2-Bed Bungalow	£149,446	£160,273	£173,630
Standard Loft Conversion	£44,087	£46,821	£50,722

Total Cost Per Square Metre In Northern Ireland

Here’s a table showing the costs per square metre of building a house and other projects in Northern Ireland:

Building Type	Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark
3-Bedroom House	£2,136	£2,380	£2,578
Ground-Floor Extension	£2,186	£2,384	£2,583
Double-Storey Extension	£1,909	£2,083	£2,256
Single Garage (Flat Roof)	£1,276	£1,392	£1,507
Brick Porch	£2,151	£2,542	£2,347
2-Bed Bungalow	£1,632	£1,781	£1,929
Standard Loft Conversion	£1,431	£1,561	£1,691

All costs exclude VAT.

 

The Average Cost To Build A House In Northern Ireland

So, how much does it cost to build a house in Northern Ireland? Based on a standard specification for a typical three-bedroom house, you can expect to pay £261,798, not including the price of land. This figure covers construction expenses like materials and labour but does not include the cost of land.

However, a lack of land, a sluggish planning system, and infrastructure challenges mean that developers are looking to expand elsewhere in the UK. But with “incredible scarcity, property prices and rents are going to continue to go up,” says Conor Mulligan of Lagan Homes.

Frequently Asked Questions About House Building In Northern Ireland

Here are a few questions that provide extra insight into the cost of building a house in Northern Ireland.

What is the average house price in Northern Ireland?

According to the Northern Ireland House Price Index, the average house price in Northern Ireland is £185,025. The average ranges from £163,836 in Derry City and Strabane to £215,464 in Lisburn and Castlereagh. The average price in the capital, Belfast, is £168,054.

Why has housebuilding in Northern Ireland hit a 60-year low?

The biggest issue relates to its infrastructure: Northern Ireland’s water capacity constraints. Plans for an estimated 19,000 homes in 23 towns are being held up due to an outdated and at-capacity sewage network. Whether development is allowed varies by area; in some places, it is permitted, in others, it may be allowed at additional cost, and in certain locations, it’s all but prohibited.