How much does a major renovation or addition cost in Sydney?
As an indicative 2026 range, a major renovation and addition in Sydney costs about $3,600 to $4,400 per m² at standard finish, $4,500 to $5,800 at mid finish and $6,200 to $8,500 at luxury finish, excluding GST.
Price yours in the calculator Get a fixed priceA major renovation reworks the house that is there: a new kitchen and bathrooms, an opened-up living area, and often an addition out the back or up top. The rate per square metre is the highest on this site, because every square metre of new work has to be stitched into an old structure, and because the kitchen and bathrooms (the dearest rooms in any house) are a large share of the floor. The examples below price the addition; the calculator adds the kitchen, bathrooms, painting and the rest room by room.
Sydney rates, 2026
| Finish | Per m² of floor area | For 80 m² |
|---|---|---|
| Standard project-home specification | $3,600 to $4,400 | $288k to $352k |
| Mid where most owner-occupier work lands | $4,500 to $5,800 | $360k to $464k |
| Luxury architect-detailed, bespoke joinery | $6,200 to $8,500 | $496k to $680k |
Excluding GST. The 80 m² example is one home, gross floor area across all levels, garages and balconies excluded.
What the three levels of finish mean for renovation
Standard
Like-for-like replacement of kitchen and bathrooms, paint, floors, a simple rear addition in the builder's range.
Mid
A re-planned ground floor, stone and timber, a designed rear extension with big glazing to the garden. Where most owner-occupier renovations land.
Luxury
Architect-led whole-house renovation, bespoke joinery, a second storey or basement, restored heritage detail.
Worked examples
| Floor area | Standard | Mid | Luxury |
|---|---|---|---|
| 40 m² | $144k to $176k | $180k to $232k | $248k to $340k |
| 80 m² | $288k to $352k | $360k to $464k | $496k to $680k |
| 120 m² | $432k to $528k | $540k to $696k | $744k to $1.02m |
Build cost only, excluding GST and the items below. Run your own floor area through the calculator.
What drives the number
- What you find: old wiring, plumbing, termite damage and asbestos are not in any rate and are found after the walls come off.
- Kitchens and bathrooms: a mid-range kitchen is $35,000 to $60,000 and a bathroom $25,000 to $45,000 before the addition is counted.
- Going up: a second-storey addition means a new roof, stairs and structural work to the ground floor, and costs more per square metre than going out.
- Living through it: staying in the house slows the job and adds protection and staging; moving out adds rent.
On top of the build
- A steep or difficult site: add about 8% to 15%.
- Bushfire construction on bushfire-prone land: add about 3% to 6%.
- Not included: GST, design and council fees, connections and contributions, landscaping, finance and holding costs.
Which kind of renovation is yours?
The rooms that matter, no change to the footprint; priced room by room in the calculator.
A new living and kitchen area opening to the garden; the most common Sydney renovation.
Bedrooms upstairs over the existing house; structure, stairs and a new roof.
Matching detail, council heritage conditions and specialist trades.
Everything inside the walls replaced and re-planned; often close to the cost of a rebuild.
What these look like
Design studies, not Estier projects.
Questions people ask
What does an 80 m² rear addition cost in Sydney?
About $288,000 to $352,000 at standard finish, $360,000 to $464,000 at mid and $496,000 to $680,000 at luxury in 2026 for the addition, excluding GST and the work to the existing house.
Is it cheaper to renovate or knock down and rebuild?
A major renovation that touches most of the house often costs as much per square metre as a new one, and more if the structure needs work. If more than about half the house is being rebuilt, price the knockdown rebuild as well.
Do I need a DA for a renovation?
Internal work and small additions can be exempt or complying development. A second storey, a change to the facade, a heritage house or a conservation area usually means a DA.
How long does a major renovation take?
Three to five months for a kitchen, bathrooms and a small addition; six to ten months for a second storey or a whole-house job, after design and approval.
Why is the renovation rate the highest on the site?
Because the work is in small, awkward quantities, fitted into an existing structure, and the kitchen and bathrooms are a large share of it. New work on an empty slab is always cheaper per square metre.
Before you price it
Make sure the block can take it. Check what else your block could carry on Block Checker — enter the address and see the lot, the zone and what it can carry under the rules today.
Want the real number?
These are planning ranges, not a quote. Estier designs and builds in Sydney and gives a fixed price against a drawn scheme. Send the brief.
Other Sydney build costs: Duplex · New house · Terraces · Manor house · Granny flat · Apartments
Indicative only. Rates are built off the RLB Riders Digest (Sydney, 2026 edition) and cross-checked against current Sydney builder pricing. They are a planning range, not a quote.