James P.
West End, QLD
Added master suite + 2 bedrooms for $285K in West End. Project took 7 months. The Wombat™ connected us with 3 great local builders - saved $40K by comparing quotes. Added $380K to home value!
Full Second Storey Addition
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$168,000-$448,000
West End Price Range
Average extension cost
60-80%
ROI in West End
Property value added
4-7 Months
Typical Timeline
Including approvals
15-25%
Average Savings
By comparing quotes
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Second Storey Extension Costs West End 2026
Complete pricing guide for all extension types and budgets
3 min read
Quick Answer
Second storey extensions in high-density West End typically cost $224,000-$504,000 for standard builds. Smaller block sizes mean building upward is often the only option for additional space. Expect additional costs for boundary setback engineering, overshadowing analysis, and potential party wall agreements with neighbors. Master suite additions start from $168,000-$246,400.
Updated January 2026
24,500+ Australians served
West End, 4101
1
Boundary Setbacks: Critical in high-density West End - most councils require 0.9-1.5m minimum from side boundaries, affecting upper level footprint
2
Overshadowing Analysis: Mandatory - new upper levels cannot increase shadowing to neighboring properties beyond council limits
3
Material Delivery Access: May require crane hire ($2,000-$5,000/day) for tight block access and hoisting materials over existing structures
4
Party Wall Agreements: With neighbors may be required where new construction adjoins or affects shared walls
5
Light-Optimizing Design: Strategically placed windows, skylights, and light wells maximize amenity on constrained West End blocks
6
ROI in High-Density West End: Typically 80-95% due to limited land availability and strong demand for family-sized homes
Price Comparison
Second Storey Extension Costs: West End Component Breakdown
Comprehensive pricing for all extension components
Component-by-Component Pricing Guide
| Component | Budget Range | Premium Range |
|---|---|---|
| Structural Engineering | $3,360-$6,720 | $8,960-$16,800 |
| Foundation Reinforcement | $16,800-$33,600 | $39,200-$67,200 |
| Staircase Installation | $8,960-$16,800 | $22,400-$44,800 |
| DA & Approvals | $5,600-$11,200 | $13,440-$22,400 |
*Prices include all materials, labour, and installation for West End. Costs vary by site complexity, material selections, and local market conditions. Timeline: 16-28 weeks from DA approval to completion.
West End Extension Specialists
Why Add a Second Storey to Your West End Home?
Looking for second-storey extension builders near you in West End? The Wombat™ connects West End residents with licensed builders throughout the Greater Brisbane region.
Second-Storey Extensions in High-Density West End: High-density suburbs with expensive land make second-storey extensions highly cost-effective. Limited block sizes prevent ground-floor expansion, making upward building the only option. Challenges include narrow block access, neighbor proximity requiring privacy screening, strict height limits, and heritage overlays in character areas. Popular designs maximize space efficiency with open-plan living, master suites with views, and careful window placement for privacy while capturing light. Our West End builders specialize in narrow-site construction and space-efficient designs for high-density living.
All builders in our West End network are fully licensed, understand Brisbane council regulations, and provide structural engineering coordination.
2026 Pricing Guide
How Much Does a Second Storey Extension Cost in West End?
Complete 2026 pricing guide for all extension types and budgets in West End
Single Room Addition
Entry LevelPerfect for adding a master bedroom or guest suite with ensuite bathroom
30-50m² Ensuite Walk-in robe
$90K-$168K
3-4 months
MOST POPULAR
Two Room Addition
Ideal for growing families needing extra bedrooms, bathroom, and optional balcony
60-80m² 2 bedrooms Bathroom Optional balcony
$168K-$280K
4-6 months
Large Second Storey
PremiumComprehensive addition with master suite, multiple rooms, 2 bathrooms, and balcony
90-120m² 3+ rooms 2 bathrooms Walk-in robe
$280K-$448K
6-9 months
Full Second Storey
ULTIMATEComplete second floor that doubles your home's living space with 4-5 bedrooms, living retreat, and terrace
Doubles home 4-5 bedrooms Living retreat Terrace
$448K-$896K+
9-12+ months
Calculator
Second Storey Extension Cost Calculator West End
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Structural Stairs Plumbing Electrical Roofing Finishes
Estimated Cost
$246,400 - $302,400
Prices for West End area
This is an estimate only
Actual costs vary based on your specific requirements, site conditions, and chosen finishes
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Competitive Rates
Decision Guide
Second Storey Extension vs Knock-Down Rebuild: Which is Better for West End?
Quick guide to determine the best approach for your West End property
Choose Extension
Sound structure
Strong foundation
Love your location
Stay during build
Cost <60% rebuild
Single room to full second storey additions
Choose Rebuild
Major structural issues
Weak foundation
Want modern efficiency
Layout unusable
Cost >75% rebuild
Complete demolition and new two-storey build
Get a structural assessment first ($2K-$6K)
Reveals your home's capacity and required reinforcement - can change the extension vs rebuild calculation
West End Extension Process
What's Included in Your West End Second Storey Extension
Every phase handled by licensed West End professionals from start to finish
Design & Planning
Phase 1Architectural design with 3D renders, structural engineering, and council DA preparation.
3D renders Engineering DA submission
Structural Work
Phase 2Foundation reinforcement, steel beams, and wall reinforcement for upper level support.
Underpinning Steel beams Reinforcement
Framing & Roof
Phase 3Upper level wall framing, new roof structure, and staircase construction.
Wall framing New roof Staircase
Framing & Roofing
Phase 4Timber or steel framing, new roof installation, and weatherproofing.
Wall framing New roof Weatherproofing
Services & Insulation
Phase 5Electrical, plumbing rough-in, HVAC ducting, and insulation installation.
Electrical Plumbing HVAC
Fit-Out & Finishes
Phase 6Plastering, painting, flooring, bathroom tiling, and built-in wardrobes.
Plastering Flooring Bathrooms
Fixtures & Fittings
Phase 7Lighting, bathroom fixtures, door handles, and final hardware installation.
Lighting Tapware Hardware
Completion & Handover
CompleteFinal inspections, occupation certificate, clean-up, and project handover with warranty.
Final inspection OC certificate 6yr warranty
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Local West End Information
Essential details about services in your area
Suburb Details
Suburb West End
Postcode 4101
City Brisbane
State Queensland (QLD)
Council & Compliance
Local Council Regulation:
Building approval needed for structural renovations
All work in West End must comply with Brisbane council regulations and Queensland building codes. Our network of professionals are familiar with local requirements.
Design Trends
Popular Second Storey Extension Styles in West End
Trending extension designs across West End homes
Master Retreat
Most PopularPrivate upstairs sanctuary with large ensuite, walk-in robe, and optional balcony
Private ensuite Walk-in robe Balcony
Kids Zone
Family FavouriteMultiple bedrooms upstairs with shared bathroom and rumpus/study area
3-4 bedrooms Shared bathroom Study nook
Complete Upper Level
Premium ChoiceFull second floor with multiple bedrooms, living areas, and outdoor terraces
4+ bedrooms Living retreat Large terrace
Contemporary Design
Modern AppealModern architectural design with flat roof, floor-to-ceiling windows, and smart home features
Flat roof Large windows Smart home
Project Timeline
Second Storey Extension Timeline in West End
Complete construction timeline - what to expect at each stage of your West End build
1 2-4 months
Planning & Design
- • Architect plans & DA approval
- • Structural engineer assessment
- • Finalize contractor & materials
2 2-4 weeks
Structural Work
- • Foundation underpinning
- • Steel beam installation
- • Wall reinforcement
3 3-6 weeks
Framing & Roof
- • Remove existing roof
- • Frame walls & new roof
- • Staircase construction
4 2-3 weeks
Lock-Up Stage
- • Windows & external doors
- • Roof tiles/cladding
- • External weatherproofing
5 3-4 weeks
Services Installation
- • Plumbing & electrical
- • HVAC ducting
- • Insulation & inspections
6 4-8 weeks
Fit-Out & Finishes
- • Plasterboard & painting
- • Bathroom waterproofing
- • Flooring installation
7 1-2 weeks
Completion
- • Final fixtures & fittings
- • Inspections & certificates
- • Project handover
TOTAL TIMELINE
6-12+ Months
Varies by project size & council approval
Premium Materials
Extension Materials & Finishes in West End
Quality materials and expert craftsmanship for your second storey
Structural Systems
Steel frame or timber construction, engineered to Australian standards with options for lightweight cladding or full brick veneer.
Windows & Doors
Double-glazed aluminium or timber windows, sliding doors to balconies, and stacker doors for seamless indoor-outdoor flow.
Interior Finishes
Premium plasterboard, timber or hybrid flooring, quality carpets, custom cabinetry, and designer lighting packages.
Staircase Options
Timber, steel, or floating staircases with glass or timber balustrades. Custom designs to match your home's character.
Verified West End Professionals
Why Choose Local West End Extension Specialists?
Trusted local builders with proven track records in your area
Local Knowledge
Understand West End housing styles and council requirements
Licensed & Insured
QLD licensed builders with full insurance coverage
Engineering Expertise
Experienced with structural requirements for West End homes
Competitive Pricing
Compare up to 3 quotes to get the best West End value
See How It Works
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Tell Us What You Need
Fill out a simple form describing your second storey extension needs in undefined, Brisbane. Takes less than 2 minutes.
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Compare quotes, designs, and structural plans. Choose the best builder and save up to 30% on your second storey extension.
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Verified Reviews
What West End Customers Say about Second Storey Extension
Real second storey extension reviews from verified West End customers
5.0 out of 5
Based on 3 verified reviews
Second Storey Extension reviews in West End. 3 verified customer reviews with 5.0/5 average rating. Real experiences from local customers.
Lisa M.
West End, QLD
Single room master suite extension $165K in West End. Builder handled all engineering and Brisbane council DA approvals seamlessly. Living on-site was more manageable than expected.
Master Suite Addition
Robert K.
West End, QLD
2-room addition cost $210K including foundation reinforcement. Our West End builder handled everything professionally. Structural assessment showed we needed extra work but it was all included. No surprises!
Two Room Extension
5.0/5 Average Rating 3 Customer Reviews Wombat™ Verified West End Area Second Storey Extension
Expert Resources
Expert Second Storey Extension Guides for West End
Free guides from The Wombat™ to help you plan your West End second storey extension
Second Storey Extension Cost Guide 2026
Detailed pricing by size, location, and structural requirements
Read GuideSecond Storey vs Knockdown Rebuild
Which option is right for your home and budget?
Read GuideHow to Plan a Second Storey Addition
Step-by-step planning guide for your extension project
Read Guide10 Second Storey Mistakes to Avoid
Common errors that can cost you time and money
Read Guide Service Areas
Second Storey Extensions in Nearby Brisbane Suburbs
Our network of licensed second storey extension specialists services all suburbs across Brisbane
Fortitude Valley
4006
South Brisbane
4101
New Farm
4005
Paddington
4064
Chermside
4032
Indooroopilly
4068
Carindale
4152
Toowong
4066
Ascot
4007
Bulimba
4171
Coorparoo
4151
Morningside
4170
Don't see your suburb? Get a quote and we'll connect you with professionals in your area.
Add a Second Storey to Your West End Home: Double Your Living Space
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FAQ
Second Storey Extension FAQs for West End
Second storey extension costs in West End (4101) vary by scope: Single room additions (master bedroom with ensuite) $134,400-$201,600, standard extensions (2-3 bedrooms) $201,600-$313,600, full second storeys $313,600-$560,000+. Get free quotes from West End extension builders to compare.
Yes, all second storey extensions in West End (4101) require Development Application (DA) approval from Brisbane council. Requirements include architectural drawings, structural engineering plans, site analysis, and shadow diagrams. Some West End properties may qualify for Complying Development. Your builder handles all approvals.
Second storey extension timelines in West End: Planning & DA approval 2-4 months, single room additions 12-16 weeks construction, standard extensions 16-20 weeks, full second storeys 20-28 weeks. Most West End families can remain in their home during construction with proper dust barriers.
Most West End homes can support second storey extensions with proper engineering. A structural engineer will assess your existing foundation, soil conditions, and load requirements. Options include underpinning existing footings or steel beam reinforcement. Engineering assessment is included in your quotes.
Second storey extensions offer excellent value in West End. Benefits include: doubling living space without losing backyard, typically 60-80% ROI on property value, staying in your established West End neighbourhood, and ideal for blocks where ground-level extensions aren't possible. Quality extensions can return 80-100%+ of investment in premium Brisbane suburbs.
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Planning a Bigger Renovation in West End?
We can help with these complementary services to complete your West End dream home
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Whole-home transformation
Multiple rooms & areas
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Second Storey
Need more space? Add a second storey to your home. Get quotes from structural engineers and builders.
Maximize living space
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Protect your home investment. Restore and extend the life of your roof with expert roofers.
Protect your investment
Extend roof lifespan
Licensed roofers
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Ready to add a second storey in West End?
Ready to add a second storey in West End?
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Last updated: February 2026
Verified by licensed builders and structural engineers
Australia-wide coverage
Prices are estimates based on market research and may vary by location, project size, site conditions, and specialist. Always get multiple quotes for accurate pricing. Second storey extensions require building permits, engineering approval, and compliance with building codes.