Top 10 costs to watch in full home renovations in North Shore
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26Dec
Planning full Home renovations North shore is an exciting journey, but it requires a realistic financial roadmap. In 2026, the market has shifted. Between fluctuating material prices and the unique logistical challenges of our local leafy suburbs, “guesstimates” simply don’t cut it anymore.
As dedicated North Shore home renovation specialists serving the Hills District and North Shore for over 25 years, we believe in radical transparency. A successful project starts with the truth.
Based on our 2025 market analysis, a comprehensive Full Cost To Renovate A House In Australia typically lands between $300,000 and $360,000+. This reflects a 10–15% premium over outer Sydney suburbs, a reality driven by trade availability, site complexity, and the high finish standards expected by Sydney North Shore renovation experts.
To help you 2026 Budget Tips with confidence, our Home Remodel Guide breaks down the Top 10 Costs you need to watch.
1. Home Extensions (The Biggest Cost)
Estimated Cost: $260,000 – $400,000 (for ~80m²)
Adding space is the most significant investment. Whether you are expanding out or up, the structural work consumes the lion’s share of the budget. As experienced Home Extension Builders in North Shore, we see these costs frequently:
| Extension Type | Cost per m² | Estimated Total (80m²) |
|---|---|---|
| Ground Floor Extension | $3,250 – $5,000 | $260,000 – $400,000 |
| Second-Storey Addition | $3,800 – $4,200 | $304,000 – $336,000 |
The North Shore Factor: Our local geography plays a huge role here. If you are building in suburbs like Turramurra or Westleigh, sloping blocks are common. This often requires complex engineering and retaining walls, which can add 10–15% to standard extension costs.
2. Kitchen Renovations
Estimated Cost: $35,000 – $70,000 (Mid-Range)
The kitchen is the heart of the home. For custom home renovations on the North Shore, costs vary wildly based on your taste in finishes.
- Standard: $25,000 – $35,000
- Mid-Range Quality: $35,000 – $70,000
- Luxury Custom: $100,000+
Where does the money go?
| Item | Estimated Cost |
|---|---|
| Cabinetry | $8,000 – $25,000 |
| Stone / Composite Benchtops | $3,000 – $8,000 |
| Appliances | $3,000 – $10,000 |
Pro Tip: In older residential renovations, North Shore wide, we frequently uncover non-compliant wiring when ripping out old kitchens. Always have a buffer for electrical upgrades.
3. Bathroom Renovations
Estimated Cost: $25,000 – $35,000 (Standard)
Don’t let the small footprint fool you; bathrooms are labour-intensive. Luxury home renovations, North Shore homeowners’ commission often demand high-spec finishes here.
| Renovation Level | Estimated Cost | Inclusions |
|---|---|---|
| Budget / Cosmetic | $17,000 – $25,000 | Overlay existing tiles, standard fixtures, no layout changes. |
| Mid-Range | $25,000 – $35,000 | Full strip-out, new waterproofing, mid-tier fixtures. |
| Luxury | $35,000 – $55,000+ | Custom joinery, stone vanity, high-end tapware, heated floors. |
The Hidden Reality: Nearly 40% of renovations uncover existing water damage once tiles are removed. Remediation can cost between $2,000 and $5,000. This is why we stress the importance of professional waterproofing; it comprises a huge chunk of your labour costs but is non-negotiable for longevity.
4. Flooring & Subfloor Levelling
Estimated Cost: $60 – $250 per m² (Installed)
Flooring sets the tone for your entire home. For home renovations, North Shore residents prefer Engineered Timber as the overwhelming favorite for living areas.
| Flooring Type | Cost per m² | Best Use |
|---|---|---|
| Carpet | $40 – $125 | Bedrooms, comfort areas. |
| Vinyl (LVP) | $55 – $150 | Kitchens, high-traffic family zones. |
| Engineered Timber | $95 – $230 | Living & Dining (North Shore preference). |
| Natural Stone | $130 – $380 | Premium entryways and bathrooms. |
The “Invisible” Cost: Many budget quotes miss this: Subfloor Levelling. To get that seamless look, especially in older homes with shifted foundations, we often need to perform concrete levelling. This costs between $20 – $40 per m² and is essential for a professional finish.
5. Professional Painting
Estimated Cost: $10,000 – $19,000 (Full Interior)
A quality paint job is 60% preparation and 40% application.
| Area | Estimated Cost | Notes |
|---|---|---|
| Interior (4-Bedroom) | $8,000 – $15,000 | Includes gap filling, sanding, and 2-3 coats. |
| Exterior | $5,000 – $15,000 | Cost varies heavily based on scaffolding needs.6. Electrical Upgrades |
Sydney painters typically charge $50–$110 per hour. While it might be tempting to find a cheaper “handyman” rate, skipping the sanding, gap filling, and priming will result in a finish that degrades within years.
6. Electrical Upgrades
Estimated Cost: $5,000 – $15,000
Renovating is the time to bring your home up to 2025 standards.
- New Circuits (Kitchens): $1,500 – $3,000
- Switchboard Upgrades: $3,000 – $5,000
Safety First: Many 1970s and 80s homes in our area still have outdated switchboards. Modern safety codes require safety switches (RCDs) on all circuits. If we touch the wiring, we are legally required to upgrade the board, which is a common “surprise” for homeowners.
7. Plumbing Infrastructure
Estimated Cost: $5,000 – $20,000
Beyond the shiny tapware, the pipes in your walls eat up a significant budget.
- Galvanised Pipes: Common in older builds, these rust from the inside out. Replacing them can cost $8,000 – $15,000.
- Lead Pipe Removal: Essential for health, costing $5,000 – $12,000.
8. Architect & Design Fees
Estimated Cost: $24,000 – $36,000
If you are changing the structural layout, you need professional plans. Most architects charge 8–12% of the construction cost.
- Alternative: Using specialised North Shore home renovation specialists who offer “Design & Construct” services (like us) can streamline these fees.
9. Council Approvals & Compliance
Estimated Cost: $3,000 – $8,000
Navigating the red tape is mandatory for any North Shore Home Renovation.
- DA Fees: Calculated on project value.
- Private Certifier: $1,500 – $2,100.
- Surveyor & Engineering Plans: $7,000 – $15,000 combined.
The Hills Shire and North Sydney Councils have strict requirements. Compliance isn’t just about paying a fee; it’s about ensuring your renovation is legal and insurable.
10. Structural Engineering
Estimated Cost: $2,500 – $15,000
Because of the clay soils in Baulkham Hills or the sandstone in Turramurra, standard foundations often aren’t enough.
- Soil Reports: $1,500 – $3,000
- Retaining Walls: $3,000 – $8,000The 11th Cost: Your Contingency Fund
We strongly recommend setting aside 15–20% of your total renovation budget. On a $300,000 renovation, this means $45,000 – $60,000 for unexpected issues such as asbestos, rock excavation, or design upgrades. Why Are North Shore Renovations More Expensive?
- Logistics: Narrow streets and restricted access
- Trade scarcity: Premium trades demand premium rates
- Finish expectations: High-end resale standards
Frequently Asked Questions
How long does a full home renovation typically take?
For a comprehensive renovation ($300k+), allow 6 to 9 months from demolition to handover. This includes time for inspections and unforeseen delays (like wet weather).
Can we live in the house during the renovation?
For a full home renovation involving bathrooms and the kitchen, we strongly advise moving out. The dust, noise, and lack of utilities make living on-site stressful and can actually slow down trades, increasing your costs.
Do I always need Council Approval (DA)?
Not always. Many internal renovations or minor extensions qualify as Complying Development (CDC), which is faster. However, if you are in a Heritage Conservation Area (common in the North Shore), a full Development Application (DA) is usually required.
Why are renovations in the North Shore more expensive than in Western Sydney?
It comes down to logistics and standards. Steep blocks, narrow streets with limited parking, and heritage restrictions increase labour hours. Additionally, the standard of finish expected in the North Shore resale market is higher, requiring premium materials and master tradespeople.
What is the difference between a Fixed Price Contract and a Cost Plus?
A Fixed Price Contract (which we use) gives you a set price for the defined scope of work; you know the cost before we start. A Cost Plus contract charges you for materials and labour as they are used, which puts all the financial risk on you if the project runs overtime.
How much contingency should I set aside?
We recommend 15–20%. If your quote is $300,000, keep $45,000–$60,000 in reserve. This covers “unknowns” like finding rock during excavation or termite damage in old walls.
Should I hire an architect or a building designer?
For highly complex, architectural masterpieces, an architect is valuable. For most residential renovations and extensions, a Building Designer or a Design & Construct Builder can deliver excellent results for a fraction of the design fees (often saving you $10,000+).
What if asbestos is found?
It is very common in Sydney homes built before 1990. If found, work stops immediately in that area, and a licensed removalist must be brought in. This is a safety non-negotiable and is a standard use for your contingency fund.
The 11th Cost: The “Sleep Well at Night” Fund
We strongly recommend a Contingency Reserve of 15–20%. On a $300,000 build, this means setting aside $45,000 – $60,000. Why? Because once walls are opened, we might find structural damage, asbestos ($3k–$8k removal), or you might simply change your mind and want that upgraded stone benchtop.
Why is the North Shore More Expensive?
You might notice that quotes here are 10–15% higher than in Western Sydney. This isn’t just a “postcode tax.” It comes down to:
- Logistics: Narrow streets and heritage overlays make access difficult for machinery.
- Trade Scarcity: Highly skilled tradespeople are in demand and charge for their expertise.
- Finish Quality: The resale market here demands premium execution, not budget fixes.
How to Manage These Costs
The scariest part of this list is the variability. A price range of “$35k to $70k” makes it hard to plan.
This is why Australian Renovation Professionals operate on a Fixed Price Contract. We do the heavy lifting upfront, site assessments, soil reports, and detailed design, so that the price we quote is the price you pay. No surprises, no hourly rate blowouts.
Ready to budget accurately? Don’t guess your biggest asset. If you need help planning your renovation in the Hills District or North Shore, let’s talk numbers.
Request a Consultation or call us on 1300 550 047.
