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How much to budget for adding 2nd story?

Discussion in 'Renovation & Home Improvement' started by mrdobalina, 20th Mar, 2016.

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  1. mrdobalina

    mrdobalina Well-Known Member

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    I'm thinking of renovating and adding a second story to an old character house. Any thoughts on how much I should budget for it?

    Second story would be adding about 100sqm. 3 large bedrooms, 2 bathrooms and a landing area for stairs.
     
  2. docplus

    docplus Member

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    From my discussion with few builders for a similar project, it can vary widely between $1800/sqm to $2500/sqm for that size. Given that you are planning 2 bathrooms, it will be more likely above $2000/sqm in my opinion.
     
  3. Player

    Player Well-Known Member

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    Assuming for PPOR. If not think again. How long is a piece of string? Depending on level on finish allow 250 k plus and then maybe circa 50 k for unforseen contingency retro fitting to a period/character home. It would be much cheaper starting from scratch for a new build per sq m.
     
  4. bob shovel

    bob shovel Well-Known Member

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    Price just doubled :p
     
  5. sanj

    sanj Well-Known Member

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    really hard to say without knowing what you're talking about in terms of existING property, price point etc.

    my brother in law owns nexus home group, they do a lot of these kind of reno's where existing home is renovated in situ but the upper floor is made up of pods craned in that they build in their factory in perth. from what I undenstand the price saving is only smallish but the time saving is huge. might be worth talking to them to get some ballpark figures.

    Second Storey Additions Perth | Nexus Home Improvements

    if u decide u want to let me know and I'll put u in touch with him
     
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  6. sanj

    sanj Well-Known Member

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    agreed and that would pretty much just cover the addition and modifications to existing house to faciliate it.

    could easily end up at 4/500k plus if you're doing extensive work on the existing home too
     
  7. sanj

    sanj Well-Known Member

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    in some areas of perth you actually get much better return spending the extra to reno a character home, subi and mt lawley are prime examples
     
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  8. Player

    Player Well-Known Member

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    True. Not sure of suburb profile. Could similarly be South Yarra or South Melbourne; Newtown or Darlinghurst; New Farm or Spring Hill.
     
  9. bob shovel

    bob shovel Well-Known Member

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    @sanj what a great idea! I haven't seen that before,unreal!

    What are the costs like for a whole house? Say 3x1 how rural do they go? There's some really cheap land out this way and plenty of rubbish rentals, the nice places are in demand
     
  10. Tim86

    Tim86 Well-Known Member

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    DIY $900 per square metre.

    Not diy, double or triple.
     
  11. sanj

    sanj Well-Known Member

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    i dont see how this case @mrdobalina could take a roof off, add stairs, build 3 beds, 2 baths, fully finish them and make good the mess created downstairs for $90k, even if he did all the work he is legally allowed to do himself. plumbers+sparky+demolition+materials alone would be close to if not above that figure imo but admittedly im taking a blind guess.

    Keep in mind the existing home would be double brick too so renos are always a fair bit more work, lots more skips filled etc.

    i'd also assume the end value woudl be decent to justify going down this route so the extension would have to be done well.
     
  12. Tim86

    Tim86 Well-Known Member

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    I'm just basing it off of what it cost me to add a level to my house. Same 100m2 size. Granted I raised mine and built in underneath. I could have done it much cheaper though, but got some higher end stuff.

    My 300m2 extension out the back is set to cost me about $300 per m2
     
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  13. mrdobalina

    mrdobalina Well-Known Member

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    Thanks all.

    Currently inner city character with high ceilings. Would no doubt make the money of the extension back and more. Sounds like i would be looking at least $300k. Add the 100sqm second story, and redo ground floor bath and kitchen.
     
  14. mrdobalina

    mrdobalina Well-Known Member

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    [QUOTE="Tim86, post: 181982, member: 135"
    My 300m2 extension out the back is set to cost me about $300 per m2[/QUOTE]
    Geez that's cheap. Depends on what you are putting there though. If it's just slab and living area, then it'll be cheap. If it's bathrooms, plumbing, kitchen, more rooms, etc, then would cost much more.
     
  15. sanj

    sanj Well-Known Member

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    Yeah going under means you didn't have to redo the roof, that alone is a pretty big cost. still a really good effort by you, did that include many bathrooms etc?
     
  16. Tim86

    Tim86 Well-Known Member

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    Bathroom kitchen and 4 bedrooms.
     
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  17. fumid

    fumid Well-Known Member

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    How to DIY?
     
  18. Tim86

    Tim86 Well-Known Member

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    Learn how to build a house...