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Jul 16, 2018

How much does a Second Storey Addition cost?

Jul 16, 2018

We are often asked – ‘How much does a Second Storey Addition Cost?’ And ‘Should I extend out or build up? Which will cost more?

Adding a Second Storey does not always cost more than a Home Extension. Sometimes it actually makes more sense to add a second storey, but homeowners can be put off by thinking that this costs more than a ground floor home extension. This is not necessarily the case.

Second Storey additions are a great way to add space and additional rooms to your home, without losing much space from your existing floor-plan, and without losing yard space.

Ground Floor Home Extension or Add a Second Storey?

A Ground Floor Home Extension is probably a more suitable option if you want to add Open Plan Living such as a new Kitchen, Living and Dining area and modernising your dated home.

If you need to add children’s bedrooms with a bathroom, and/or a master bedroom with ensuite with an additional living area or parent’s retreat, then a Second Storey addition may be a better option.

Home Extension with Open Plan Living Dining Kitchen InglewoodGround Floor Home Extension costs

Costs for a ground floor home extension can generally be estimated using an amount per square metre. This amount however can be quite variable. It can depend on the type and quality of finishes selected. It can also vary considerably based on the number of wet areas such as bathrooms which will increase the amount per square metre.

A Home Extension will also need new concrete foundations and a slab to be poured. These are costs that are generally avoided or minimised in a Second Storey Addition.

As a rough guide, we estimate that adding Open Plan Living to the rear of your home will cost $160k+. A Home Extension for this price would typically include a new Kitchen, Dining and Living Areas.

home extension showing heritage archway and new staircase with jarrah treadSecond Storey Addition Costs and Design factors

A 2nd Storey Addition will involve costs on the ground floor to modify the floor-plan to include a location for the stairs. This is one of the first things that you will need to decide and is very important to the overall design. An experienced Home Extensions Designer can you walk you thru the options here.

What rooms will you have upstairs? Second Storey addition design ideas.

Deciding on what rooms you require upstairs will have the most impact on your 2nd Storey Addition costs e.g. will there be a master bedroom and ensuite, children’s bedrooms and bathroom, separate WC, activity area? This is something that you would talk thru with both your Designer and Builder in the early stages.

Save costs with no slab and Lightweight construction

Unlike a Ground Floor Home Extension, a 2nd storey addition does not normally require any foundations or concrete slab to be poured. This is a big saving in the construction of the 2nd storey. The 2nd floor addition is usually a light weight construction (timber frame) on top of the existing home.

The extra weight of a double brick and suspended concrete slab to a 2nd storey would add considerable load to the existing home’s walls and footings. The additional cost to strengthen the ground floor structure to carry this extra weight would not make a 2nd story cost effective for most.

Second Storey Addition and new pool in North Perth home additionColoured Render Saves Cost on Painting

You will need to select cladding for the external walls of your 2nd storey addition. An example is James hardies blue board cladding, a proven cladding product that is finished with an acrylic render. This product has the colour in the render and means that you can have any colour and save on the costs of painting the second storey.

Aluminium Windows on your Second Storey addition

You will require new windows to the upstairs addition. We recommend aluminium windows as the cost of Painting external windows on a second floor can be expensive if scaffolding is required. Again another way of saving costs on your Second Storey.

Ceiling Heights upstairs

The floor to ceiling height will have a major impact on the cost of your 2nd Storey. Councils have a maximum allowable overall ridge height which is taken from natural ground level. As such your 2nd storey ceiling heights may need to be reduced. In terms of cost, the higher the ceiling the higher the cost. However, there are ways of achieving a perceived higher ceiling height by using coffer or raked ceilings. Again, an experienced Builder will be able to talk you thru the options here.

So How Much Does a Second Storey Addition Cost?

With 30 years of experience in building 2nd storey additions, we estimate that the cost of second storey addition starts at around $220k. A typical example for this price would be a Second Storey that includes a Master Bedroom with an Ensuite, Walk-in Robes and an upstairs Living Area.

Would you like to discuss your Second Storey Addition design ideas with an expert in the field?

Contact Amerex today and turn your Home Extension ideas into reality 9227 1822.

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Contact

If you would like more information about any of our services contact us today

t:(08) 9227 1822   f:(08) 9227 1844   e:info@amerex.com.au

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PO Box 328, North Perth WA 6906
ABN: 67 009 252 680   Builders Registration: 10250

Amerex

10 Monger Street, Perth WA 6000
PO Box 328, North Perth WA 6906
T: (08) 9227 1822
F: (08) 9227 1844
E: info@amerex.com.au

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Eric Trevaskis
Eric Trevaskis
06:21 11 Dec 17
It was an absolute pleasure to deal with the Amerex team for our home renovation. From Steve Burke the office staff & the various tradespeople, we received exceptional customer service. The skilled tradespeople were reliable, obliging & committed to the highest level of quality on our home. NOTHING was too much trouble. Steve, Pete (the foreman ) & the office staff, especially Kelly, were always available either on the phone or on site if we had any queries. We knew we could always make direct contact with them & that any queries would be quickly resolved. We felt that we received a very personal & professional service from the Amerex team. Amerex came in on budget, they completed the work earlier than scheduled & they ensured our renovation ran smoothly throughout. Thank you Amerex. We love our "new" home and our family and friends are amazed at the transformation. We would wholeheartedly recommend Amerex. Eric & Kristine Trevaskis. .
Rachel Green
Rachel Green
03:57 04 Aug 17
Amerex carried out a large renovation for us in 2015; almost a year-long project. Amerex, lead by Steve, have clearly been in the building industry a long time and offered valuable input and guidance prior to, and during the build. They used skilled tradespeople and quality materials; no corners were cut and I felt confident that the build was of the highest quality. Steve and his team communicated frequently with me along the way and I was involved at every step. I felt comfortable approaching him if I had any questions or concerns, he was always available and acted quickly to resolve any issues. The team at Amerex were reliable, professional and a pleasure to deal with. In particular Kelly, who would often go ‘above and beyond’, was always positive, and nothing was ever too much trouble. People who visit our home always comment on the finish and quality of the build, most believing it’s a new home and not a renovation. I will definitely use Amerex again, and would be happy to recommend them.
Dona Mecham
Dona Mecham
04:07 11 Oct 16
This is the first renovation/building undertaking we have experienced and we cannot speak highly enough of the quality Amerex provided. The project design was flawless, and we were extremely impressed with the marrying of the old and new. The attention to detail provided by Steve and his team was outstanding and our friends and family are quick to note this. We love the extra space and seamless flow of our family home. The Amerex commitment to using quality trades and ensuring the trades delivered on time and rectifying issues, was present throughout the building of our home. This gave us great peace of mind and for these reasons we would not hesitate to recommend Amerex.’
Christine Tonkin
Christine Tonkin
09:05 24 Oct 16
The renovation of our home was its third reincarnation as it was originally a very ordinary rectangular 1950s Roman Catholic outpost church which we turned into a house on a tight budget in the late 1980s. As is usually the case, this current renovation was very significant and emotional for me and my family but more unusually, I was living overseas for almost all of the time the renovation was undertaken. We wanted a home that would comfortably accommodate our family and overseas and interstate visitors, provide a focus for entertaining a crowd, as well as being low maintenance and energy efficient. We selected Amerex as our builder because Steve Burke and his very competent team gave our family the confidence that they could be trusted to undertake this renovation professionally and sensitively including communicating progress every step of the way. Steve and his team took our conceptual design and made our vision a reality in very quick time with practical completion of this major renovation within 7 months of the start date. The site supervision was tight which meant that the work progressed easily between the various trades. What is more, the estimated cost of the job was accurate with variations only to suit changes that we required. The outcome was a home that delivers so much more than we expected in terms of comfort, quality and our initial objectives. It was a real pleasure to deal with Steve and his team. I would not hesitate to recommend Amerex to anyone who needs the services of a truly professional builder/renovator.
Jacqui Seymour
Jacqui Seymour
05:52 09 Aug 17
AMAZING experience. We have just completed a major renovation, and over 18 months dealing with Steve and the AMEREX team. We had a 1930's California bungalow and required the character at the front to be maintained whilst adding almost an entire new house to the back including a second story. We have built twice before, both new homes one with larger builders. The difference between that and our experience with AMEREX was astounding. This was actually an exciting and pleasurable experience throughout. Rather than a number or just "another" client, we were made to feel part of the AMEREX family. The office staff (Loretta, Kelly and Maryanne) are a pleasure to deal with, nothing is ever too much effort. Kelly in particular is a great help with all the various selections and changes and is always smiling! We did not have an issue with a single tradesman throughout. And finally Pete (working foreman) and Steve (owner) are the most hands on, professional and customer focused we have ever met. I was able to speak to either at any time regarding any issue, many times Steve would suggest changes on site to improve the look or function of the renovation and Pete can do it all. No variation fees, complete flexibility, great workmanship direct line to the owners/supervisor, quality finish. We could not recommend AMEREX highly enough. Brenton and Jacqui Seymour Daglish
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