Building a second level of your home in Australia costs between $250,000 to $600,000 or more. It depends on the size and how luxurious or simple you want it to be.
In Perth, PDCD Homes is a trusted name for building single and double-storey homes. We also handle demolition, land subdivision, and custom design projects.
For a second storey addition, you have to build another level on top of your current home. Instead of spreading out across your land, you go up. Sounds simple, right? Well, it can be. But what about the cost? That’s where things get serious.
In this article, you will learn all the details from every angle about adding a second storey to your home. You’ll find out how much it costs, what factors affect the cost, and whether it’s cheaper than moving out or not. Have a look:
What Second Storey Extension Actually Cost?
First, you need to understand that it’s different from extending your house sideways. Builders have to change the roof, reinforce the structure below, and build new rooms on top of your existing house. Considering all this, you will be able to get an idea of the cost.
Now, let’s talk about numbers. In Australia, adding a second story to your house usually costs between:
- $250,000 to $600,000 or more
That’s a wide range. I know. But here’s why.
If you’re planning something basic like two bedrooms and one bathroom, it might sit on the lower end. On the other hand, if you want high ceilings, designer bathrooms, skylights or big windows. Then, definitely, the cost will increase.
On average, this is what you can expect:
- $2,500 to $4,500 per square metre
When you’re adding a second story to your house, you’re not just building new rooms. Your entire structure gets upgraded, including the roofing, plumbing, and electrical systems, which is not cheap. But it can be worth it.
Why Is It Expensive?
You might think, It’s just another floor. Why is it so expensive? Here’s what you’re really paying for.
1. Structural Strengthening
It is important for you to understand that your current house was built to hold one level. Before you add a 2nd story to your house, engineers need to check:
- Can the foundation handle extra weight?
- Do walls need reinforcing?
- Does the slab need strengthening?
Sometimes builders have to add steel beams, or they need to upgrade footings. That alone can cost tens of thousands. These costs might not be visible in the structure, but they are really important.
2. Plumbing & Electrical Extensions
When you’re putting a second floor on a house, plumbers and electricians are also a big part of the work in construction. Water and power have to go up. So, plumbers need to install new pipes, and electricians need to rewire parts of your home. These hidden systems cost more than most people expect.
3. Roof Removal & Rebuild
To build an upper storey, your roof will need to be removed. It means:
- Removal of tiles or metal sheeting
- Temporary weather protection
- Rebuilding a brand-new roof once the second level is completed
In Australia, roofing costs add up quickly because the weather is very hot, so high-quality materials and detailed safety measures are needed to make sure the second-storey extension lasts for a long period of time.
4. Staircase Installation
A staircase is also a must-have, as you can’t climb a ladder every day. A proper staircase can cost anywhere from $10,000 to $25,000. These charges vary because it depends on the kind of stairs you are building and the design you are using.
Hidden Costs You Must Know
When you’re adding a second level to a house, extra costs also get added, and most people don’t know about this until they are already in the middle of the project. That’s why a few important points are written here. Please read them and make sure your budget is properly planned from the beginning. These might be:
- Temporary accommodation if you can’t live at home
- Scaffolding hire
- Engineering reports
- Soil testing
- Council approval fees
- Unexpected structural fixes
- 10 to 15% contingency buffer
So, always include extra money in your budget. If the house needs major structural upgrades, it could unexpectedly add around $50,000 or more.
What Impacts the Final Price?
Every house has different construction costs. Your final cost depends on some main things. Take a look.
Size of the Addition
The bigger you want to build, the higher the budget will be. A small partial addition will cost less than a full upper level added to the whole house. If you’re adding a second story to a house with a strong structure, you might save money. But remember, if your house is old, it will cost more to upgrade.
Location in Australia
The cost will depend on where you live. Moreover, council regulations differ between states. If you are building in Sydney or Melbourne, you will have to pay higher labour rates, and materials may cost more than in other regional areas. Approval fees and compliance rules can also increase the overall costs.
Quality of Finishes
Standard finishes are an affordable option. But if you’re planning to go for:
- Timber flooring
- Stone benchtops
- Custom wardrobes
- Designer tapware
Your budget can quickly go up. That’s why, when you plan your budget, make sure to consider what kind of finishing you want, and plan your budget accordingly.
Is It Cheaper Than Moving?
Let’s compare quickly. If you sell your house, you’ll pay:
- Agent fees
- Stamp duty on a new purchase
- Legal fees
- Moving costs
In many parts of Australia, stamp duty alone can be over $40,000. So when you add 2nd story to the house, you avoid those transaction costs. The best part is that you stay in the same place. Your kids stay at the same school, and you will keep the same friends. So, the second-storey extension is relatively more valuable.
How Long Does It Take?
The full process usually takes about 4 to 12 months from the first meeting to the final handover. The actual building work typically lasts around 4 to 6 months. Usually :
- 3 to 6 months construction time
- An additional 2 to 4 months for design and approvals
Is It Worth It?
If you’re happy with your spot and your land is limited, building upwards is the way to go. You’ll see that a well-planned second level can increase your property’s value, especially in the suburbs of Perth. But for you, this isn’t just about making money. It’s about your lifestyle. It’s about whether you can get extra space without losing your backyard.
Final Thoughts
Building a second floor can be expensive, but it is a good investment if done properly. If you want quality work, you can rely on PDCD Homes. We recently worked for a family whose two kids were sharing a single bedroom. If you have kids, you know that sharing a room can lead to small fights and no quiet space. They chose to add two compact bedrooms and a bathroom upstairs through us. The full cost was $320,000. Now you can see how much better it is for them because everyone has their own space and privacy. They were really happy with our service. So, just call us and let our expert team handle your construction project.
