Plan Your Renovation Budget (2026): Use Our Calculator

Published 2026-05-20 · 10 min read

$1,200–$2,500 per m² is a realistic planning range for mid‑range Australian renovations in 2026. This guide shows line‑item costs, what drives price, and how to scope your job so quotes land where your budget needs them.

Key takeaways

• Plan at $1,200–$2,500 per m² for mid‑range 2026 renovations
• Wet areas and structure add the biggest cost per m²
• Licenced trades: electricians $90–$140/hr; plumbers $100–$160/hr
• After‑hours/public holidays can add 20–100% to labour
• Document scope and PC/PS to compare quotes fairly

Understanding Plan Your Renovation Budget. User Our Calculator

A renovation budget translates ideas into a scoped, priced plan that trades can quote against. It covers design, demolition, materials, labour, approvals, waste, site setup, and a contingency. Using a calculator helps you convert room sizes and finish levels into a baseline cost per m², then layer in services like electrical, plumbing, waterproofing and compliance. In Australia, pricing shifts based on metro vs regional labour rates, finish quality, structural changes, and access in older terraces or apartments.

For planning in 2026, a sensible benchmark is $1,200–$2,500 per m² for mid‑range internal renovations, with wet areas (bathrooms, laundries) typically higher. Wet-area rebuilds need licensed trades and waterproofing compliance, while cosmetic refreshes lean more on paint, flooring and light carpentry. Use our renovation budget calculator alongside the budget planner to set scope options (cosmetic vs full strip‑out), then stress‑test scenarios before you request quotes.

Typical Cost Ranges in Australia (2026)

The figures below are GST‑inclusive, based on recent metro quotes we’ve seen across Sydney inner‑west, Melbourne south‑east, Brisbane northside and Perth suburbs. Regional areas can trend 10–20% lower on labour, but materials and travel can offset savings.

| Scenario | Typical Range (AUD) | Notes | |---|---|---| | Cosmetic refresh of 2‑bed apartment (paint, lights, floor sand) | $9,500–$18,000 | 65–85 m². Includes prep, two coats, minor light swaps, sanding; no structural or wet‑area works. | | Mid‑range bathroom rebuild (4–6 m²) | $22,000–$38,000 | Strip‑out, waterproofing, tiling, new fixtures; licensed plumber/electrician; higher in tight-access units. | | Mid‑range kitchen (8–12 m²) | $28,000–$55,000 | Flat‑pack or semi‑custom joinery, benchtops (engineered stone), new appliances, services changes. | | Single‑storey extension (20–30 m²) | $65,000–$120,000 | Slab, framing, cladding, roofing, insulation, windows, services; excludes complex engineering. | | Whole‑home internal update (120–180 m²) | $85,000–$240,000 | Paint, flooring, light electrical, 1 wet area refresh; add $20k–$40k per extra bathroom. |

Complementary line items you’ll see on quotes in 2026:

• Licensed trades hourly: electrician $90–$140/hr, plumber $100–$160/hr, carpenter $70–$120/hr.
• Tiling: $65–$120 per m²; waterproofing: $40–$80 per m².
• Rubbish removal/skip bins: $400–$1,100 per bin (size and suburb dependent).
• After‑hours/emergency: +20–50%; public holidays can be 1.5–2.0× standard.

What's Included in the Price

Standard Inclusions

• Site inspection, measure‑up and a written quote with scope and inclusions.
• Basic site protection (drop sheets, dust control) and standard demolition.
• Supply and install of agreed materials and fixtures at the nominated grade.
• Licensed services where applicable (e.g., electrical circuits, plumbing connections) with compliance certificates.
• Waterproofing to AS 3740 for wet areas and associated membrane testing.
• Rubbish removal of construction waste and a general site clean on completion.
• Coordination between primary trades (e.g., sequencing of carpenter, tiler, licensed electrician).

What is Usually Extra

• Design, drafting, or engineering reports not explicitly included in scope.
• Council approvals, private certifier fees, or strata approvals for apartments.
• Premium fixtures/finishes (custom joinery, natural stone, specialty tiles) beyond the nominated allowance (PC/PS items).
• Asbestos testing/removal, termite treatment, or structural rectification discovered after demolition.
• After‑hours or weekend work, public‑holiday loadings, and extended travel or parking costs in dense suburbs.
• Upgrades to mains electrical or plumbing beyond the immediate renovation area.

Key Factors That Influence the Cost

Scope and Structural Changes

Moving walls, adding windows, or altering rooflines pushes costs beyond a cosmetic update. Structural works trigger engineering, building approvals and a licensed builder’s supervision. In 2026, allow $1,800–$3,200 per m² for extensions with structure. Non‑structural, like relocating a door or opening a nib wall, still needs make‑good and can add $1,000–$4,000 per change once plastering and paint are included.

Materials and Finish Level

Benchtops, tiles and tapware swing budgets. Engineered stone benchtops land around $350–$700 per m² installed; porcelain tiles $45–$120 per m² supply, plus laying at $65–$120 per m². Custom two‑pack joinery and natural stone can double a kitchen’s price compared with laminate and flat‑pack. Multiply wet‑area tile labour for herringbone or oversized slabs due to extra cutting, levelling and waste.

Tradie Experience and Licensing

Licensed specialists cost more but reduce risk. Electricians must be licensed in every state; plumbers and gasfitters require state licences (e.g., NSW Fair Trading contractor licence; QLD QBCC licence). Expect $90–$160/hr for licensed services vs $60–$100/hr for general labour. Paying for compliance certificates and correct RCDs, bonding and waterproofing standards saves rework and protects insurance cover.

Location and Travel

Sydney inner‑west terraces or Melbourne south‑east period homes can add access and parking headaches. Metro labour is typically 10–20% higher than regional NSW/VIC/QLD/WA. Apartments in Brisbane northside or Canberra’s older complexes may require lifts booked and protection to common areas, adding $300–$1,000 in preliminaries. Remote or regional jobs may add travel and accommodation line items.

Access, Asbestos and Site Conditions

Narrow staircases, limited parking, and no lift access extend labour time. Suspected asbestos in eaves, old vinyl or bathroom sheeting adds testing ($120–$300), and removal can run $60–$120 per m² plus disposal. Subfloor levelling before flooring can add $25–$60 per m². Wet areas in heritage cottages often reveal rotten framing once stripped, adding $800–$3,000 for carpentry make‑good.

Timing and Program (Weekends/After‑Hours)

Compressing timelines or insisting on weekends/after‑hours to suit strata noise windows will cost more. Standard trades often add +20–50% outside 7am–3pm weekdays; public holidays can be double time. Lead times for popular plumbers and sparkies stretch in peak periods; booking early and allowing reasonable hours will save thousands on a medium renovation.

Cost Breakdown by Job Size or Scenario

Example 1: Melbourne South‑East Flat‑Pack Kitchen Refresh (8 m²)

Scope: Retain layout, new flat‑pack cabinets, laminate benchtop, tiled splash, new sink/mixer, repaint. Labour 80–110 hours. Total: $14,500–$22,000.

• Demolition and disposal: $1,000–$2,000
• Flat‑pack supply/assembly: $4,500–$7,500
• Benchtop (laminate) + fit: $1,200–$2,000 (engineered stone adds $2,000–$4,000)
• Tiling 6 m²: $900–$1,600
• Electrical (2 circuits, appliances, lighting): $1,400–$2,400
• Plumbing (sink, mixer, dishwasher): $900–$1,600
• Painting and patching: $600–$1,200
• Contingency 10–12%: $1,300–$2,000

Example 2: Brisbane Northside 5 m² Ensuite Rebuild

Scope: Full strip‑out, reline, waterproof, floor‑to‑ceiling tile, mid‑range fixtures. Duration 2–3 weeks. Total: $26,000–$38,000.

• Demolition/prep and waste: $2,000–$3,000
• Carpentry/linings: $1,800–$3,000
• Waterproofing 5 m²: $600–$1,000
• Tiling 30–35 m² (floors/walls): $3,000–$5,000 labour + tiles $1,800–$4,000
• Fixtures (toilet, vanity, shower screen, tapware): $3,500–$6,500
• Plumbing rough‑in/fit‑off: $2,500–$4,200
• Electrical/lighting/heat‑fan: $900–$1,600
• Contingency and compliance: $1,800–$3,000

Example 3: Sydney Inner‑West Cosmetic Refresh (75 m² Terrace Interior)

Scope: Repaint throughout, sand/refinish timber floors, swap 12 light fittings, minor plaster repairs. 7–10 days with a small crew. Total: $11,000–$19,000.

• Paint and prep: $5,500–$9,000 (two coats, trims)
• Floor sanding/finish 55 m²: $2,200–$3,800
• Electrical (light swaps, new dimmers): $900–$1,800
• Plaster repairs and materials: $700–$1,400
• Waste, protection, contingency: $1,000–$2,000

Example 4: Perth Rear Deck + Living Room Door (25 m² Deck, New 2.4 m Slider)

Scope: Treated‑pine frame, merbau decking, new sliding door opening, plaster make‑good. 2–3 weeks. Total: $17,000–$28,000.

• Demo/opening, lintel and framing: $3,000–$5,500
• Deck framing/decking supply+install: $8,500–$14,000
• Door unit + install + flashings: $2,200–$4,200
• Electrical (GPO/exterior light): $400–$900
• Painting/plaster make‑good: $700–$1,400
• Contingency and waste: $1,200–$2,000

Use these worked totals with our budget planner to set allowances for PC (Prime Cost) and PS (Provisional Sum) items before you ask a builder to formalise the quote.

Plan Your Renovation Budget. User Our Calculator vs Cheaper / More Premium Alternatives

| Option | Typical Cost (AUD) | Durability | Finish Quality | |---|---|---|---| | Calculator‑guided mid‑range with licensed tradies | $1,200–$2,500 per m² | 10–20 years with proper maintenance | Consistent, compliant, good resale appeal | | Cheaper: DIY cosmetic refresh (paint, hardware) | $60–$120 per m² (materials + occasional labour) | 3–7 years | Variable; acceptable for rentals/quick spruce‑ups | | Cheaper: Flat‑pack only, minimal services | $8,000–$18,000 per room | 5–10 years | Basic fit, limited customisation | | Premium: Designer + custom joinery | $2,500–$4,500 per m² | 15–25 years | High‑end detail, bespoke storage | | Premium: Architect‑managed structural renovation | $3,500–$6,000 per m² | 25+ years | Best‑in‑class design, approvals, coordination |

The mid‑range route balances cost and compliance. Cheaper paths suit paint‑and‑polish jobs. Premium options deliver design precision and durability but require bigger contingencies and longer lead times.

DIY vs Hiring a Licensed Tradie

DIY Approach

DIY suits surface‑level works: painting, basic landscaping, cabinet door swaps, and hardware upgrades. Expect $60–$120 per m² for paint and prep if you self‑perform, plus tool hire ($200–$600), sanding equipment ($80–$150/day), and consumables. Risks include poor prep leading to early failure, voided warranties on plumbing/electrical appliances if self‑installed, and hidden defects that a pro would flag. DIY makes sense when scope is simple, time is flexible, and compliance isn’t triggered (no new circuits, no plumbing relocations, no waterproofing).

Hiring a Licensed Tradie

Electrical work must be performed by a licensed electrician in every state and territory; plumbing and gasfitting likewise require state licences (e.g., NSW Fair Trading contractor licence for plumbers; QLD QBCC licence for most building work). Waterproofing in many states requires licensed or certified applicators, and bathrooms/structural alterations require a licensed builder for works beyond state thresholds. You’ll pay a premium — electricians $90–$140/hr, plumbers $100–$160/hr, builder’s margin 10–20% — but you get compliance certificates, correct materials, liability insurance, and workmanship guarantees that preserve resale value and insurance cover. When in doubt, verify via our licence checker.

How to Get Accurate Quotes

1. Document the scope. Provide dimensions, photos, and basic plans with marked services. Include preferred finishes and a target budget range from the renovation calculator.
2. Specify allowances. Nominate PC/PS budgets (e.g., tiles $55/m², vanity $1,200) so quotes are comparable. Ask suppliers for written lead times.
3. Ask for inclusions/exclusions. Confirm waste disposal, protection, patch/paint, and make‑good. Clarify after‑hours needs and potential surcharges.
4. Check licences, insurance and references. Request certificate of currency and recent similar jobs. Verify with the licence checker.
5. Compare at least three quotes. Use quote comparison to assess scope depth, program, and contingencies — not just the headline price.
6. Lock timelines sensibly. Avoid weekend/public‑holiday work where possible; after‑hours can add +20–50%. Submit your scope via post a task to attract ABN‑checked tradies.

Final Thoughts: Is It Worth the Cost?

A disciplined budget — anchored to $1,200–$2,500 per m² for mid‑range internal works in 2026 — keeps scope, selections and timelines aligned. Paying for licensed trades in wet areas and services protects warranties, insurance and valuation. Cosmetic DIY saves money, but bathrooms, kitchens and anything structural should be professionally delivered. Use the calculator to rank scenarios, then gather quotes that match your documented scope and finish level.

Who this is worth it for:

• Homeowners seeking compliant, resale‑friendly results.
• Investors aiming for reliable rent and low maintenance.
• Families planning staged works with clear contingencies.

Who should skip or scale back:

• Flips on razor‑thin margins needing only a paint‑and‑polish.
• Projects without approvals where structure is being altered.

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Frequently asked questions

How much should I budget per square metre for a renovation in 2026?

For mid‑range internal works, plan around $1,200–$2,500 per m² GST‑incl. Wet areas (bathrooms/laundries) often exceed $3,500 per m² due to waterproofing and licensed trades. Structural extensions typically range $1,800–$3,200 per m², and premium architect‑led renovations can exceed $4,000 per m².

What does a typical bathroom renovation cost in Australia?

A full 4–6 m² bathroom rebuild is commonly $22,000–$38,000 in 2026. Tight access, large‑format tiles, or premium fixtures can push it over $40,000. A basic cosmetic ‘rip‑and‑replace’ without layout changes may sit $15,000–$25,000 if you keep fixtures mid‑range.

What are tradie hourly rates I should allow for?

In 2026, budget $90–$140 per hour for licensed electricians and $100–$160 per hour for licensed plumbers. Carpenters often run $70–$120 per hour. After‑hours work usually adds 20–50%, and public holidays can be 1.5–2.0× standard rates.

How big should my contingency be for a renovation?

Allow 10–15% for internal renovations and 15–20% if structure is involved or the home is pre‑1980s (asbestos/hidden defects risk). For a $30,000 bathroom, that’s $3,000–$4,500; for a $120,000 extension, plan $18,000–$24,000 to handle discoveries at demolition.

Do I need a licensed tradie, or can I DIY?

Electrical and plumbing/gas work must be done by licensed trades in every state. Waterproofing and structural works typically require licensed practitioners and certificates. DIY is fine for paint, hardware and some carpentry, but anything services‑related or structural should be professional to stay insured and compliant.

How long do renovations usually take?

Cosmetic refreshes can run 1–2 weeks. Bathrooms commonly need 2–4 weeks. Kitchens range 2–5 weeks depending on joinery lead times. Single‑storey extensions can take 8–16 weeks. Add time for approvals: council/strata sign‑offs may add 2–8 weeks before site works start.

What extra costs catch homeowners out?

Common surprises include asbestos removal ($60–$120 per m²), electrical switchboard upgrades ($1,200–$3,000), floor levelling ($25–$60 per m²), strata access fees ($200–$600), and parking in dense suburbs. Public‑holiday or weekend work can add 50–100% to labour.

How do PC (Prime Cost) and PS (Provisional Sum) items affect my budget?

PC items are allowances for fixtures (e.g., $1,200 vanity). PS items cover uncertain works like rock excavation or extra levelling. If your selections or site conditions exceed the allowance, you’ll pay the difference. Nominate realistic PC/PS numbers so quotes are comparable.

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