Every job — a sticking door or a full loft conversion — runs through the same system: measured, priced in writing, scheduled, photographed, signed off.
Lofts, bathrooms and garden rooms — the projects that add the most to your home. One crew takes it from design to finish, and the price is fixed in writing before work starts.
LOFTS · THE BUILD · steels in, studwork up, roof windows fittedLOFTS · THE FINISH · bedroom, eaves storage & light to spare
BATHROOMS · THE BUILD · strip-out, first fix & large-format tilingBATHROOMS · THE FINISH · walk-in shower, oak vanity & warm light
BATHROOMS · THE DETAIL · fittings finished in-house, first fix to final polishTHE CROSSOVER · loft and bathroom in one build — one crew, one plan
Fully insulated for year-round useElectrics, lighting & data includedStructural design & steels arrangedRoof windows & eaves storage planned inBathrooms: strip-out to finished roomPlastered, floored & painted — turnkey
Garden rooms under 25m² are usually exempt development in Ireland, subject to conditions — we confirm your situation at the design visit. A 10% deposit books the build; larger projects are staged.
Thoughtfully designed. Beautifully finished. Built around your home.
Custom under-stairs storage designed around your home.
BESPOKE STORAGE
Make every inch work harder.
Overlooked areas become practical, beautifully finished storage. We design and build made-to-measure under-stairs solutions that suit your home and keep everyday clutter neatly organised.
Alcove units, wall panelling and fitted furniture — designed to the space, built by hand, and finished to match the room. The difference between joinery and flat-pack is in the last millimetre.
Fitted alcove unit and panelling, built to the room.
ALSO IN THE WORKSHOP
StorageWardrobesDoorsPanellingFlooringMedia unitsStairs & trim
Gardens & outdoor living
Outside, kept and built well.
Regular garden care on one side, outdoor builds on the other — the same team keeps the grass right and builds the deck you sit on.
Regular visits, the same crew, photos after every job.
GARDEN MAINTENANCE
Your garden, kept.
Scheduled visits from the same crew — grass, hedges and beds kept right through the season, so the garden always looks minded without you thinking about it.
DECKING · THE BUILD · treated frame, levelled & fixedDECKING · THE FINISH · hardwood boards, steps & integrated lighting
Completed projects
Work you can go and look at.
Every build here is ours, photographed the day we handed it over — and every one of them started with a few photos and a conversation.
Deli Queen — black shiplap, box-profile roof, panoramic glazed elevation.
COMMERCIAL BUILD · CORK
The café we built in a park.
A coffee hatch works until it rains. In Cork, that is most of the year. Deli Queen were serving a park full of walkers, runners, dog owners and families with buggies — people who will stop for a coffee in February if there is somewhere to drink it, and keep walking if there isn't.
So the brief wasn't a counter. It was a building: insulated, glazed, heated, with indoor seating that works on a wet Tuesday in January and a terrace that fills the moment the sun comes out. It had to go up cleanly on a public site — and it had to look like it was meant to be there.
ClientDeli Queen
TypeCommercial café unit
BuildTimber frame on a reinforced slab
LocationParkland, Cork city
The foundation — reinforced slab, services cast in.
STAGE 01
Groundworks and a reinforced slab
Everything above ground is only as good as what it sits on. We dug and cast a steel-reinforced concrete slab with thickened edge foundations, with services run in before the pour — power and water come up inside the footprint rather than being chased in afterwards.
This is the part nobody photographs, and the part that decides whether a building is still square in ten years. A garden room on a reinforced slab doesn't settle, doesn't twist, and doesn't start sticking its doors in year three.
STAGE 02
Frame, cladding and a box-profile roof
Timber frame up, insulated and sealed, then clad in black-stained shiplap. Black does something specific outdoors: it recedes. Against grass and trees the building reads as a shadow rather than an object — which is why it sits in a park without shouting, and why it looks right at the end of a garden instead of dominating it.
The roof is box-profile steel on a single pitch, with an overhang carried past the glazing. Steel sheeting is the honest choice here: it sheds Irish rain fast, it has no felt to lift in a storm, and it gives the building its clean horizontal line.
The shell — black shiplap, mono-pitch steel roof.
The finish — lit, heated and trading in December.
STAGE 03
A panoramic elevation, and the terrace
The whole front of the building is glass: full-height panoramic panes in slim black aluminium frames, running the length of the elevation with sliding access onto the terrace. It turns the view over the city into the main feature of the room, and it means the inside never feels like a box — on a grey day the room is still full of light.
Outside, a poured concrete terrace for tables, with glass screens to take the wind off without taking the view away. Lighting inside and out, so the building works after dark as well as it does at noon.
What's actually in it.
Foundation
Steel-reinforced concrete slab, thickened edges, services cast in
Structure
Insulated timber frame, built on site
Cladding
Black-stained shiplap timber, horizontal
Roof
Box-profile steel sheeting, single pitch, overhang to the glazed face
Glazing
Full-height panoramic panels, black aluminium frames, sliding access
Outside
Poured concrete terrace with glass wind screens
Services
Power, interior and exterior lighting, heating
Use
Year-round — indoor seating through a Cork winter
WHY THIS MATTERS FOR A GARDEN ROOM: a commercial unit has to pass tests a garden shed never does — it holds heat with the door opening all day, it takes constant traffic, and it has to look good while doing it. Build a garden room to that standard and it stops being a summer house. It becomes a room.
We built it for a café. It works just as well at the end of a lawn.
Strip out the counter and the coffee machine and what's left is a warm, dry, properly founded room with a wall of glass — which is exactly what people are asking us for at home. Same slab, same frame, same roof. Different furniture.
Home office
A commute of twenty steps, a door that closes on the house, and enough daylight that you don't need the lamp on at two o'clock. Powered and wired for data.
Home gym
A slab that takes a rack and dropped weights without flexing, ceiling height to press overhead, and ventilation that means it doesn't smell like a gym.
Garden bar or man cave
The room the house can't give you. Glazed to the garden, lit for evenings, and insulated well enough to use in January rather than just in July.
Studio or treatment room
A separate address for a business run from home — clients come to the garden room, not through the hall. Quiet, private, finished to be seen.
Garden rooms under 25m² are usually exempt development in Ireland, subject to conditions — height, position relative to the house, and how much of the rear garden is already built on. We confirm your situation at the design visit before anything is priced.
From booking to sign-off, we keep you in the loop — quotes approved online, your date confirmed and reminded, progress updates with photos as we work, and a full job report at the end. No chasing, no wondering.
1
A price, not a guess
Jobs are measured and quoted in writing — approve online with one tap. The price you approve is the price you pay.
2
Booked & reminded
Your date is confirmed when you book, and you're automatically reminded before we arrive — no wondering if we'll show.
3
Extras approved first
Anything discovered on site is priced as a written extra and approved by you online before the work happens.
4
Photos & job report
Before-and-after photos as we work, and a full job service report at completion. You sign off when you're happy — then the invoice arrives.
9:41
YOUR PROPERTY · job updates#YP-1042
Kitchen fit-out
14 Maple Dr, Douglas · €6,450 agreed
In progress · day 2 of 4
✓Quote approved online
✓Booked — Tue 9 Sep, 09:00 · reminder sent
In progress — photo update received
Sign-off & job report
YOUR PROPERTY
Hi John — we're on site and making great progress. Finishing Thursday; photos attached as we go.
Extra: rehang utility door — €140Priced in writing — approve online before we startApprove
Meet Splinter
The brains behind the scenes.
Splinter is the operations system that runs Your Property behind the scenes — planning the diary, pricing the work, and making sure you're never left wondering. You won't have to do anything to use him: he shows up as the updates, reminders and job reports that arrive before you think to ask.
9:41 · Mon 8 Sep
YOUR PROPERTY · your project#YP-1058
Garden room build 14 Maple Dr, Douglas · €18,200 agreed
Week 2 of 4
1 · Deposit (10%)€1,820Paid ✓
2 · Frame & roof€7,280Paid ✓
3 · Fit-out stage€5,460Due Fri 12 Sep
4 · Final on sign-off€3,640On completion
◆ UPDATE FROM YOUR PROPERTY Hi John — frame and roof finished ahead of schedule; photos attached. Fit-out starts Monday, and your next stage payment is due Friday.
Frame & roofcompleted 5 Sep · 12 photos on your recordComplete
Every job is measured and quoted in writing before we start — and the price you approve is the price you pay.
1
Fixed written quote
We measure the job and quote it in writing — including your payment schedule. Approve with one tap; that price is locked.
2
10% deposit books it
One small deposit secures your slot on any job, big or small. Nothing more is due until work begins.
3
Staged as you see progress
The balance follows the work, never runs ahead of it — and the final payment always waits for your sign-off, photos and job report in hand.
Day jobs10% deposit · balance on completion
Multi-day jobs10% deposit · payment on start · balance at sign-off
Garden rooms & big builds10% deposit · written milestones · final at sign-off
Full transparency, start to finish: your payment schedule is printed on the quote, your timeline lives on your job record, and progress is visible to you throughout — like the project view above.
Request a quote
Tell us about the job.
Prefer to talk?
Call or email and we'll arrange a visit. Quotes are measured, written, and honoured.
