18 April 2022

Building Up: Second Storey Extension Costs & What To Consider

Daniell Redford

We get it; you want more space.

You’ve purchased a home completely convinced the storage, square footage, and even a rumpus room would always be ‘enough’.

However, as your clan expands, so do your desires for some extra volume and much-needed privacy.

Those living quarters will only expand two ways; into the sky or along the horizon.

But which option is best suited to you, and how costly will these dream extensions be?

Here’s everything we’ve dug up regarding second story extension costs and whether you’re better off reconfiguring things outwards instead.

Ground Floor vs. Multi-story Extensions

Recreating your home with extensions can be an exciting prospect, but it’s important to know exactly what you’re in for before starting any major upgrade works.

Let’s look at how much you’d be looking to build off the sides, rear, or front of a house versus the common second story extension costs to contemplate.

Building Onto a Ground Floor Property

Utilising yard space or extra land to extend outwards won’t necessarily save you money; instead of an upright expansion alternative.

Removing the roof, installing new flooring, and other multi-storey construction services could even prove less costly than digging into the ground alongside existing foundations.

Costs involved with ground floor property extensions could mean excavation, foundational or concreting works are most likely required, often resulting in significantly higher bills to fit!

Second Story Extension Costs

The degree of complexity is a construction term you’ll likely hear reiterated during your enquiries, basically determining the total costs and efforts involved.

Room types, features, and overall quality will impact bang for buck, forming a pricing structure that reflects these selections.

Typical second story extension costs usually include:

  • $1,800 - $15,000 per square meter depending on specifics

  • $10,000 - $15,000 in ground floor works such as new plumbing, stairs, and other reinforcement works

  • An average cost of about $2,500 for a regular-grade timber framework (part of the overall square footage cost above)

Points to Ponder Before Requesting Quotes

Remember that if you’ve built or bought within an estate, certain limitations might apply regarding what you can do with your property.

Many estates require homes to be uniformly designed, with restrictions on the colours you’re allowed to build them in, adjoining fencing options, and maintaining a yard or appearance conditions.

Here’s what to look into and ask yourself before getting started.

What needs to be upstairs?

Deciding exactly what you prefer to have above makes all the difference regarding second story extension costs. Master bedrooms with ensuites, additional bathrooms, or large play areas for kids will easily see a budget blowout.

Discussing these options with a designer first for a more accurate pricing picture is always recommended, keeping in mind that the more upstairs additions in the plan, the more cash required.

What the near future’s likely to bring

If you’re heading towards those senior years, have mobility issues, plan to downsize within five years, or discover other reasons to hold off on a final decision, consider possibly refraining from a costly expansion altogether.

Personal circumstances and plans should weigh heavily on whether you’ll feel like navigating stairs or need extra amenities.

However, accumulating family members is often the primary reason people extend. Children outgrow the bedroom sharing concept and yearn for privacy as they navigate those dreaded teen years. But the question is, what cost are you prepared to pay for these?

Perhaps a small-scale ground floor extension with an extra living room or bedroom is all you need? This is completely doable within a fraction of the budget and time required for a full, multi-story upgrade.

Costs vs. Actual Benefits

An entry-level second story extension, including re-roofing, stair access, external cladding, and other remedial services, costs roughly around the $15,000 mark.

Older properties in poor condition will require more pre-extension work, increasing figures exponentially.

Let’s also not forget about property-specific elements such as site access and restrictions, finishes, reinforcement works, architectural fees, extra materials, and a spectrum of other expenses to be accounted for.

It’s more about calculating whether or not the output value will warrant these total second story extension costs and if the ROI is worth your trouble.

Another thing; where do you intend to stay while renovations are happening? Are you able to occupy the house during extension activities, and how will it affect your family’s daily lives?

The property’s appearance on completion

Trekking down the street for a closer comparison is always a good idea, hopefully grasping a first-hand look at a neighbour’s double-storey development.

If you’re lucky enough to find one, examine its design benefits, whether it fits with the street’s status quo, and remember where they might’ve gone wrong.

To point is to learn from others’ successes and mistakes to avoid further second story extension costs that could be involved should a re-work be required due to a poor initial design.

More importantly is how the house presents within the neighbourhood, as several downsides exist with creating an unwanted eyesore of a property.

Does the other two-story home appear ‘out of place’ amongst a street full of single-floor homes or unit complexes? Will the street’s orientation and nature of the area accommodate that protruding bedroom balcony you’re thinking of including?

There’s just so much to think about amidst the design stages of property extension, much of which is overlooked or easily dismissed as secondary on homeowners’ priority lists.

The Verdict

Comfort and fulfilment should be what matters most when customising a home.

Collect your ideas, combine them with a list of wants, must-haves, and a realistic budget, and calculate how (or if) everything fits together.

Choosing up or outcomes down to personal requirements, with the property’s orientation and locational limitations being the ultimate deciders.

Your best bet will be to call around for expert advice, recommendations, and location-specific information on building restrictions.

So start planning, enquiring, and consulting some pros and get that expansion project underway!

Other Articles

  • 10 October 2019 - Adrian Atelj
    4 things first home buyers need to know
  • 9 October 2019 - Adrian Atelj
    4 tips for planning success when selling
  • 18 December 2019 - Vic Lorusso
    4 Tips to Consider When Selecting a Builder
  • 19 April 2022 - Danielle Redford
    Key questions to ask before buying a home
  • 15 December 2019 - Adrian Atelj
    8 Must Haves When Choosing A Rental Property
  • 19 April 2022 - Danielle Redford
    How to make a winning rental application
  • 16 October 2019 - Adrian Atelj
    8 tips for negotiating with selling agents
  • 7 October 2019 - Adrian Atelj
    A guide to buying at auction
  • 5 October 2019 - Vic Lorusso
    Adding a pool: will it add value?
  • 4 October 2019 - Adrian Atelj
    Are property managers worth the cost?
  • 24 November 2019 - Adrian Atelj
    Beginner’s Guide to Starting a Veggie Garden
  • 25 March 2022 - Danielle Redford
    Breaking a Lease with your Landlord Early
  • 18 April 2022 - Emma McLaren
    Understanding your home’s useable equity
  • 9 May 2022 - Danielle Redford
    How to flip property in Australia
  • 15 October 2019 - Adrian Atelj
    Gaining the mindset of a successful investor
  • 5 April 2022 - Danielle Redford
    Homeownership in 2022: Costs of Buying a House
  • 9 October 2019 - Vic Lorusso
    Hot interior styling trends for 2020
  • 12 March 2022 - Danielle Redford
    Your guide to different house types
  • 12 March 2022 - Danielle Redford
    Conveyancing: a cheat-sheet guide
  • 19 April 2022 - Emma McLaren
    How long does it take to build a new home?
  • 12 March 2022 - Danielle Redford
    How much deposit do you need to buy a home?
  • 9 May 2022 - Emma McLaren
    How much does a new kitchen cost?
  • 12 March 2022 - Danielle Redford
    What's the average cost to build a home in 2022?
  • 9 May 2022 - Danielle Redford
    The value of building an extra bedroom
  • 5 April 2022 - Danielle Redford
    How to make the most of negative gearing
  • 19 April 2022 - Emma McLaren
    How to buy property through private sale
  • 2 October 2019 - Adrian Atelj
    How to choose an investment property
  • 9 May 2022 - Danielle Redford
    How to determine the value of a home
  • 6 October 2019 - Adrian Atelj
    How to get your property ready for sale
  • 2 October 2019 - Adrian Atelj
    How to increase your return on investment
  • 5 April 2022 - Emma McLaren
    Stress-free interstate migration
  • 4 January 2020 - Adrian Atelj
    How to Negotiate a Lower Rent and Save Big
  • 24 December 2019 - Vic Lorusso
    How To Use Plants for Shade and Privacy
  • 28 November 2019 - Vic Lorusso
    Is a Low Deposit Loan Right for You?
  • 12 March 2022 - Danielle Redford
    Is It Worth Hiring a Buyer's Agent?
  • 7 October 2019 - Adrian Atelj
    How to style your home and wow your buyers!
  • 12 March 2022 - Danielle Redford
    Making an offer on a house in 2022
  • 16 October 2019 - Vic Lorusso
    Making the transition from rent to mortgage
  • 9 October 2019 - Adrian Atelj
    Market falling? Here’s what to do
  • 4 November 2019 - Vic Lorusso
    Mortgage Cashback: What’s the Catch?
  • 19 April 2022 - Emma McLaren
    How to negotiate a home purchase price
  • 15 October 2019 - Vic Lorusso
    Nine top tips for buying off the plan
  • 1 November 2019 - Adrian Atelj
    November Monthly Market Overview
  • 18 April 2022 - Emma McLaren
    Your Complete Pre-Settlement Checklist
  • 19 April 2022 - Danielle Redford
    How to prepare your home for the rental market
  • 24 December 2019 - Adrian Atelj
    Propagating Indoor House Plants with Water
  • 12 March 2022 - Danielle Redford
    Rent-to-own your own home schemes
  • 9 May 2022 - Danielle Redford
    Checklist for a rental inspection
  • 10 November 2019 - Adrian Atelj
    Storage Hacks for Babies and Toddlers
  • 25 March 2022 - Emma McLaren
    Using Super to Buy a Property
  • 19 April 2022 - Danielle Redford
    Essential tools for DIY home renovations
  • 16 October 2019 - Adrian Atelj
    The attraction of apartment living
  • 5 October 2019 - Pat Carbone
    The home buyer’s guide to stamp duty
  • 9 May 2022 - Danielle Redford
    How to carry out an end of lease cleaning
  • 14 October 2019 - Adrian Atelj
    Tips for keeping pets safe outside your home
  • 26 December 2019 - Adrian Atelj
    Top 10 Indoor House Plants
  • 3 October 2019 - Adrian Atelj
    Top tips for picking your ideal suburb
  • 19 April 2022 - Emma McLaren
    Which Property Type Should You Buy?
  • 9 May 2022 - Danielle Redford
    What you need to know about stamp duty
  • 19 April 2022 - Danielle Redford
    What’s the purpose of a sunset clause?
  • 10 October 2019 - Adrian Atelj
    Understanding supply and demand
  • 25 March 2022 - Emma McLaren
    What is a Granny Flat?
  • 9 May 2022 - Emma McLaren
    What is a private rental?
  • 19 April 2022 - Danielle Redford
    Buying a Property Under a Private Treaty Sale
  • 12 March 2022 - Danielle Redford
    Property Valuations and How They are Calculated
  • 14 October 2019 - Adrian Atelj
    What to look for when inspecting a property
  • 9 May 2022 - Emma McLaren
    A Guide to building a granny flat
  • 27 November 2019 - Pat Carbone
    When is the Best Time of Year to Sell?
  • 9 May 2022 - Danielle Redford
    I want to sell my home; where do I start?
  • 6 October 2019 - Vic Lorusso
    Which property costs are tax-deductible?
  • 10 October 2019 - Adrian Atelj
    Why selling your home is taking longer
  • 183 of 183 articles
    Copyright © 2021 Homes.com.au Limited. All rights reserved.