Preston 3072
What a renovation
costs in Preston
Preston is where the inner-north cost curve starts to flatten. Post-war brick veneer dominates, blocks are wider, access is generally good, and very little of it sits under a heritage overlay. The same extension costs meaningfully less here than three kilometres south — and for once the reason is not land value.
Indicative ranges
40 m², mid finish, one new wet area, post-war house
55 m², mid finish, one new wet area
120 m² internal, mid finish, kitchen and bathroom
Rates: Archicentre Australia CostGuide 2026 · GST inclusive
Site adjustments for Preston conditions: AE Index
What drives cost here
Post-war brick veneer
Most of Preston was built after 1945. Footings are concrete rather than timber stumps, and wiring and plumbing are frequently serviceable — removing an allowance that costs pre-war suburbs around $26,000.
Genuine side access
Wider allotments and driveways mean machinery reaches the rear on most sites. This is the largest single cost difference between Preston and the inner north.
Limited heritage coverage
Comparatively little of Preston sits under an overlay, so many projects proceed on a building permit alone and skip months of planning assessment.
Ex-Housing Commission pockets
Some areas carry specific title conditions or original construction types worth confirming before you design. Nothing prohibitive, but worth knowing early.
Typical Preston projects
| Project | Why it costs what it does | Range |
|---|---|---|
| Rear extension to a brick veneer home | Straightforward construction, good access, minimal work to the existing house. | $235k – $320k |
| Second storey addition | Post-war footings usually take the load with less upgrading than pre-war stock. | $390k – $530k |
| Full renovation, house retained | Original layouts are compartmentalised — most of the budget goes to opening them up. | $480k – $650k |
| Kitchen only | Below our minimum — referred to a single trade. | $25k – $50k |
Two minutes, no phone call
Preston is already selected. Answer eight questions and you will see an indicative range, the full calculation behind it, and what to ask any builder quoting the job.
Common questions
Why is renovating in Preston cheaper than Northcote?
Three reasons that compound: post-war construction needs far less structural and services work to the existing house, wider blocks usually allow machinery to the rear, and limited heritage coverage means fewer projects go through planning assessment.
Do I need a planning permit to extend in Preston?
Frequently not for a single-storey rear addition on a site with no overlay, provided you stay within setback and site coverage rules. You will still need a building permit from a registered building surveyor.
Is a post-war brick veneer house easy to extend?
Generally yes. Concrete footings, serviceable services and reasonable access all reduce cost. Structural change still needs steel and engineering, but the surprises that drive overruns on pre-war stock are much less common.
What is not included in these ranges?
Landscaping and external works, appliances, furniture and window furnishings, council planning application fees, driveway reinstatement, and anything found once walls are opened. Design fees, engineering, building surveyor, permit levy and energy assessment are included.
Related
When you are ready to build
AE Index is not a building company. When a project is ready to be priced properly, we pass it to a builder from our verified network — who will walk the site, inspect what is under the floor, and put a fixed price in writing. We are paid a fee by them on work that proceeds, and you are under no obligation to use them.
- Current domestic builder registration, confirmed with the Victorian Building Authority
- Domestic building insurance current and sighted
- Two completed projects contacted directly — not supplied testimonials
- Fixed-price contracts with a written variations policy
- Re-checked annually, and removed from the network on any lapse
Last updated 28 July 2026