A good architect, building designer or draftsman will design to your budget. The budget is one of the first things they should ask. The price per sqm depends on the level of fit-out, construction materials, etc. $2000 is for bog standard materials and fittings. It has little to do with the quality of the builder although some will just charge a higher rate for various reasons.

Find a good architect/designer/draftsman first. They will discuss your budget and whats achievable. You have many in your area that are some of the best in Australia..... Remember too that certain councils in the inner west Sydney can be tricky for planning..... Forget about the builder at this stage your gaining nothing. Cheers

I agree with all that the architecture folks on here have said, but would also add that builders MAY also take into account:

• Site access - tight/steep/difficult access getting materials delivered to site which may mean man-handling materials.
• Whether they need to impinge on your neighbours property in any way (either for access, plumbing or overhead cabling) as you (meaning they) will have to do a "make good" if fences, plumbing, gardens are impacted upon.
• Whether you're going to live in the property during the renovation and if so, is there kids and pets on site. They'll have to ensure that the site is secured, safe and that water and power is returned at the end of each day - they'll miss building time each day doing this so it extends their time overall on site and you're paying for their time.
• That clients (sadly, but understandably) may/usually make small changes which cost in delays, alterations to work already done.
• Parking for their trades - many councils in Sydney love a parking ticket - if your living in one of those suburbs they're going to be aware and it might factor into the cost of their work.
• If your extension involves excavation for plumbing they'll usually err on the side of caution simply because any issues wont be known until its done.

Hi Amanda

My renovation work has ranged from $1,500/m2 to $4,000/m2 (and more). What varies is the standard of finish, the amount the existing home is disrupted, and the structural gymnastics being performed.

I would concur with the above advice that finding the right design professional and briefing them well will help you deliver a renovation in alignment with your goals for it.

What also is important is starting your reno with a great overall strategy. There are a few ideas involved in this, but one that has worked for my projects (both my own and my clients') is to capitalise on the economy of building 'new' when extending.

New work is less expensive to build than renovating (on a square meterage rate), so consider whether you can bolt on your extension and not disrupt the existing too significantly. Below is a photo of the type of thing I mean - this was a reno I did of one of our own homes, and we added a living/kitchen/dining pavilion on the rear of an old Queenslander home.

Girraween Grove · More Info

This home is another example - the entire extension was built for a similar price to the refurbishing of the existing home - and yet provided significantly greater returns in space and design.

"Before" shot from rear

Anderson St · More Info

"After" shot from rear

Anderson St · More Info

You may not be seeking something of this aesthetic (and your council may limit your aesthetic too), but the general intent of these extensions is that they 'bolted' onto the existing home. The roof of the new extension is separate to the existing, with a transitional built element that tucks under the existing roofs to bridge between the two.

Best wishes with your plans - getting ready upfront will also help you manage your costs. Time = money so when you brief your team well, everyone works efficiently, and construction can flow seamlessly without unnecessary delays, then that also assists in keeping on budget.

I wrote a blog about how projects go over budget, and how to minimise this risk on your project. Click here to read >>

Regards

Amelia Lee, UA

www.undercoverarchitect.com

amelia@undercoverarchitect.com

There was such interest in this thread, that I wrote a blog about building and renovating cheaply, what impacts it and what makes it possible. You can read it here if you like ...

What's the cost of renovating and building?

I've also written a blog about the ingredients I know make family homes work now and always that are worth considering when designing ...

How to design a family home that works - now and always

Amelia, UA x

Great advice. Thankyou. We live in a heritage conservation area (Haberfield in Sydney)so will go with some kind of pavillion style extension - as you suggest - with a transitional roof, then an entirely new bit at rear. Yes, the council are very strict about what they will let us do. We do have a sloping block so hoping to have some kind of attic or mezzanine upper floor - as they don't allow two storey extensions. Just researching possible architects and builders at the moment.

@bigreader - thank you for such a kind endorsement. I really appreciate it.

www.undercoverarchitect.com.au will find me too

Amelia, UA x

@amanda wise ... Sydney has so many of those heritage conservation areas that can be tricky to navigate when renovating. A pavilion style extension may be a great strategy for you to get the space you need without uncovering lots of unexpected surprises in your existing home, or falling foul of Council's rules. Best wishes, Amelia, UA x