James P.
Lyons, NT
Added master suite + 2 bedrooms for $285K in Lyons. 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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$192,000-$512,000
Lyons Price Range
Average extension cost
60-80%
ROI in Lyons
Property value added
4-7 Months
Typical Timeline
Including approvals
15-25%
Average Savings
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Second Storey Extension Costs Lyons 2026
Complete pricing guide for all extension types and budgets
3 min read
Quick Answer
Family second storey extensions in Lyons typically cost $230,400-$486,400 for standard suburban builds. Typical additions include 2-3 bedrooms, main bathroom, and built-in robes. Master suite with ensuite and walk-in robe starts from $166,400-$256,000. Family-focused designs prioritize bedroom separation and practical storage.
Updated January 2026
24,500+ Australians served
Lyons, 0810
1
Standard Suburban DA: In Lyons typically takes 6-10 weeks with straightforward approval for compliant designs
2
Foundation Reinforcement: For typical Lyons brick homes costs $19,200-$44,800 depending on existing footings
3
Bedroom Configurations: Most Lyons families add 2-3 bedrooms upstairs, keeping living areas on ground floor for practicality
4
Master Suite Separation: From children's bedrooms is a popular design choice for privacy in Lyons family homes
5
Home Office Additions: Increasingly popular in Lyons extensions - a dedicated study adds $15,000-$25,000 to scope
6
ROI in Suburban Lyons: Averages 70-85%, with best returns for adding bedrooms to 3-bed homes in family-focused areas
Price Comparison
Second Storey Extension Costs: Lyons Component Breakdown
Comprehensive pricing for all extension components
Component-by-Component Pricing Guide
| Component | Budget Range | Premium Range |
|---|---|---|
| Structural Engineering | $3,840-$7,680 | $10,240-$19,200 |
| Foundation Reinforcement | $19,200-$38,400 | $44,800-$76,800 |
| Staircase Installation | $10,240-$19,200 | $25,600-$51,200 |
| DA & Approvals | $6,400-$12,800 | $15,360-$25,600 |
*Prices include all materials, labour, and installation for Lyons. Costs vary by site complexity, material selections, and local market conditions. Timeline: 16-28 weeks from DA approval to completion.
Lyons Extension Specialists
Why Add a Second Storey to Your Lyons Home?
Looking for second-storey extension builders near you in Lyons? The Wombat™ connects Lyons residents with licensed builders throughout the Greater Darwin region.
Family Second-Storey Extensions in Lyons: Suburban second-storey extensions add valuable bedrooms and living space for growing families. Larger blocks often allow ground-floor extensions, but second storeys maximize land use and add premium value. Common projects include 3-4 additional bedrooms with ensuites, teenage retreats, home offices with views, or parents' retreats. Easier access for construction materials and equipment. Focus on cost-effective designs, energy efficiency, and strong ROI for family homes. Our Lyons builders provide cost-effective solutions for growing families.
All builders in our Lyons network are fully licensed, understand Darwin council regulations, and provide structural engineering coordination.
2026 Pricing Guide
How Much Does a Second Storey Extension Cost in Lyons?
Complete 2026 pricing guide for all extension types and budgets in Lyons
Single Room Addition
Entry LevelPerfect for adding a master bedroom or guest suite with ensuite bathroom
30-50m² Ensuite Walk-in robe
$102K-$192K
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
$192K-$320K
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
$320K-$512K
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
$512K-$1024K+
9-12+ months
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Structural Stairs Plumbing Electrical Roofing Finishes
Estimated Cost
$281,600 - $345,600
Prices for Lyons area
This is an estimate only
Actual costs vary based on your specific requirements, site conditions, and chosen finishes
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Decision Guide
Second Storey Extension vs Knock-Down Rebuild: Which is Better for Lyons?
Quick guide to determine the best approach for your Lyons 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 ($3K-$6K)
Reveals your home's capacity and required reinforcement - can change the extension vs rebuild calculation
Lyons Extension Process
What's Included in Your Lyons Second Storey Extension
Every phase handled by licensed Lyons 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 Lyons Information
Essential details about services in your area
Suburb Details
Suburb Lyons
Postcode 0810
City Darwin
State Northern Territory (NT)
Council & Compliance
Local Council Regulation:
Building permits and development approval required for structural changes, extensions, and major renovations.
All work in Lyons must comply with Darwin council regulations and Northern Territory building codes. Our network of professionals are familiar with local requirements.
Design Trends
Popular Second Storey Extension Styles in Lyons
Trending extension designs across Lyons 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 Lyons
Complete construction timeline - what to expect at each stage of your Lyons 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 Lyons
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 Lyons Professionals
Why Choose Local Lyons Extension Specialists?
Trusted local builders with proven track records in your area
Local Knowledge
Understand Lyons housing styles and council requirements
Licensed & Insured
NT licensed builders with full insurance coverage
Engineering Expertise
Experienced with structural requirements for Lyons homes
Competitive Pricing
Compare up to 3 quotes to get the best Lyons value
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1
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2
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Verified Reviews
What Lyons Customers Say about Second Storey Extension
Real second storey extension reviews from verified Lyons customers
5.0 out of 5
Based on 3 verified reviews
Second Storey Extension reviews in Lyons. 3 verified customer reviews with 5.0/5 average rating. Real experiences from local customers.
Lisa M.
Lyons, NT
Single room master suite extension $165K in Lyons. Builder handled all engineering and Darwin council DA approvals seamlessly. Living on-site was more manageable than expected.
Master Suite Addition
Robert K.
Lyons, NT
2-room addition cost $210K including foundation reinforcement. Our Lyons 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 Lyons Area Second Storey Extension
Expert Resources
Expert Second Storey Extension Guides for Lyons
Free guides from The Wombat™ to help you plan your Lyons 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 Darwin Suburbs
Our network of licensed second storey extension specialists services all suburbs across Darwin
The Gardens
0820
Parap
0820
Stuart Park
0820
Fannie Bay
0820
Nightcliff
0810
Coconut Grove
0810
Rapid Creek
0810
Millner
0810
Casuarina
0810
Tiwi
0810
Jingili
0810
Wagaman
0810
Don't see your suburb? Get a quote and we'll connect you with professionals in your area.
Add a Second Storey to Your Lyons Home: Double Your Living Space
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FAQ
Second Storey Extension FAQs for Lyons
Second storey extension costs in Lyons (0810) vary by scope: Single room additions (master bedroom with ensuite) $153,600-$230,400, standard extensions (2-3 bedrooms) $230,400-$358,400, full second storeys $358,400-$640,000+. Get free quotes from Lyons extension builders to compare.
Yes, all second storey extensions in Lyons (0810) require Development Application (DA) approval from Darwin council. Requirements include architectural drawings, structural engineering plans, site analysis, and shadow diagrams. Some Lyons properties may qualify for Complying Development. Your builder handles all approvals.
Second storey extension timelines in Lyons: 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 Lyons families can remain in their home during construction with proper dust barriers.
Most Lyons 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 Lyons. Benefits include: doubling living space without losing backyard, typically 60-80% ROI on property value, staying in your established Lyons neighbourhood, and ideal for blocks where ground-level extensions aren't possible. Quality extensions can return 80-100%+ of investment in premium Darwin suburbs.
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Ready to add a second storey in Lyons?
Ready to add a second storey in Lyons?
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Last updated: February 2026
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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.