Knock down / rebuild semi in Bondi

Hi all

I have a semi in Bondi that is currently single storey, that needs basically complete gutting and a new second floor. It's about a 100sqm ground floor + will be able to build 90sqm second floor so 190sqm total (4 beds, 2.5 baths). There is a chance the next door semi goes through the process at same time, which would be great, but not something I'm banking on currently.

I have asked a small number of builders for rough quotes and they are all over the shop. To put it in perspective, I had $800K on the low end and $2.5m on the top end. To be honest I can't get my head around both the cost and the variation (let's say $300K down to finishings, but still leaves a big gap). Is there just a huge Eastern Suburbs surcharge that gets added on? Is building a semi a lot harder than something freestanding?

Anyone done something similar or have any tips? Should I be talking to builders in other regions or is it better to get someone that specialises in the area?

Hey james0 Welcome the forum
And there is your dilemma a number of rough guestimates which are all over the shop?
Try getting proper drawings/engineering drawn up for starters
Then get 3 builders or whoever to quote.

Thanks for the feedback. Do you think that's a better way to go than using a builder who also helps with the design / drawings? I get that I'll get much better quotes with everything drawn up but I guess I just thought the variation would be say 10-25%, not as dramatic as I'm seeing.

The industry is fragmented (ie, Sales, design, engineering, WD, Variations, Compliance, Inspections, building) and setup to extract as much money as they can from unsuspecting home owners.

You can't take someone else's copyright to another person even if you have paid for it, unless you want to get sued ( I'm not a lawyer)
Nor can you get other builder's to quote apples with apples, unless they are the same plans. Quiet the conundrum. Or maybe not

Builders are going Broke everyday, They need new jobs coming in to sustain cash flow.
The new jobs coming in are poorly documented, exorbitantly priced and geared for variations after you are locked in
So long story short you'll need data and proofs to check that for yourself...
BTW, "YOU CAN"T CHECK SQUAT WITH A FAKE COLOURED RENDER, GREEN WASHED IMAGES" ..you require data/proof/costs, etc,etc
Cheers
Chris

Thanks again. Didn't you say in your first post to get drawings done once and then take them to builders quote? Whereas now are you saying not to do that? Or do you mean if I go to a builder for drawings that I wouldn't normally be able to take those drawings to another builder (that makes a bit more sense to me). Sorry if I've misinterpreted.

You can't get Quotes or Build without Working drawing and engineering.




You want complete certified drawing ... Avoid being touched up by the builder later in the process with missing the engineering details, geotech , compliance issues, etc

That a start, post back as it helps others
Cheers
Chris

Ok, got you, appreciate the help