What You Can Expect to Pay When Building an Extra Story

Deen Gabriel
12 minutes ago
2 min read

Building upward is a smart way to expand your living space without sacrificing yard area. Whether you're adding bedrooms, a home office, or a full second floor, understanding the costs involved is essential for planning and budgeting. Here's what you can expect when adding an extra story to your home in South Africa.

💰 Typical Cost Range

The cost of building an additional story varies widely, but current estimates for 2025 suggest:

R12,000 to R25,000+ per square metre
KwaZulu-Natal: Around R14,860/m²
Gauteng: Around R13,330/m²

These figures include materials, labor, and basic finishes. High-end finishes or complex designs can push costs higher.

🧱 Key Cost Factors

1. Structural Reinforcement

Your existing ground floor must be strong enough to support a second story. If not, you’ll need reinforcement, which can add significantly to the cost.

2. Design Complexity

Open-plan layouts, large windows, or unusual rooflines increase both material and labor costs.

3. Access and Logistics

Working above an existing structure requires scaffolding, careful demolition, and possibly temporary relocation, all of which add to the budget.

4. Professional Fees

Expect to pay for:

Architectural plans
Engineer reports
Municipal approvals and permits

These are essential for compliance and safety.

5. Finishes and Fixtures

Costs vary depending on whether you’re installing basic flooring and lighting or opting for luxury finishes.

🏡 Additional Expenses to Consider

Council fees and inspections
Temporary accommodation (if needed)
Staircase installation
Roof removal and replacement
Plumbing and electrical extensions

📊 Estimating the Total Cost

Let’s say you’re adding a 60m² second story in Gauteng:

Base construction: R13,330 × 60 = R799,800
Professional fees and permits: R80,000–R150,000
Contingency buffer (15%): ~R120,000

Estimated total: R1 million to R1.1 million

🧠 Final Thought

Adding a second story is a major investment, but it can dramatically increase your home’s value and functionality. The key is to start with professional plans, get a detailed estimate, and budget for every phase of the project.