Hi all

I am looking to buy a 2 storey house soon in the PJ or KL area and it to a 3 storey house.. Haven't bought yet as I am trying to save a bit more first, get loan research done etc.

Before I approach any architect/structural engineers I would want to learn a bit more from you guys first, so that I will be able to ask the right questions.

1. Is this legal? I have seen some houses that have been converted to 3 storeys and some are 2 1/2 storeys
2. Have any of you guys done this and what is the estimated cost to add another floor? (I am budgeting around RM80-100k for the addition only. the other renovation is separate from this). Would be helpful if anyone has experienced this before and what to look out for. My assumption is that the foundation will need to be reinforced and I am not sure if the above budget would cover foundation works as well
3. Is there any guidelines / links from MBPJ or DBKL? I could not find any (or perhaps my google search words was not accurate)

Any help is appreciated.

Thanks!

It can be legal/illegal at the same time. To avoid any issues, you'd need to submit a proposed plan to the council (whichever council it is for your house). I've seen houses that do it illegally without any submission to the relevant authorities. So you are taking your chance if you don't submit any plans at all. Oh ya, my family did some changes to a commercial lot so it might be different. We let the contractor to deal with the approvals.

This post has been edited by digitalz: Oct 2 2020, 02:34 PM

Why the trouble ? Trying to be the outstanding unit in the neigbourhood ?

Cant you buy a 3 sty house ? Many available now.

I don't really understand the mindset of people like you that are looking to buy a double storey but want to immediately adds another storey. If you want 2 1/2 or 3 storey then go and look for one as the price difference among them are not significant nowadays. Most townships will have a mixture of each of these types.

Adding another storey is a serious work. You need architect and engineers to calculate the load and structure rigidity. 80-100k is not a big sum and likely not enough.

I can understand if one has lived in a house for years and the requirement for additional space grows. But getting a new house and build another storey is just weird

Many renovations started out nicely but some ended big war with neighbours.

Noted. Thanks for your reply

Trying to stay within a neighborhood. I can buy a pre-existing one that someone has renovated. But I rather ensure that it is done right

Am looking at the same neighbourhood that I am staying in. I am with a big family of parents, in-laws and children. Not enough space. Location is important as school and hospital for disabled parent. New townships too far away from work, school, parent's friends etc. Dealing with pressure from wife, parents, in-laws etc. Hopefully this has helped shed a light on my predicament.

Your information on architect and structural engineers is correct. As for the renovation sum, would you have a ballpark of what would be enough?

well someone did before...

200k for the basic structure....

Approval etc was about 7 or 8k

3 months+ for structure n another 5 months until finished work

This post has been edited by mini orchard: Oct 2 2020, 06:40 PM

Are you sure PJ and KL has no properties that are 3 storeys? I can assure you there are plenty as I just moved into one early this year.

Depends on the scope of extension but it will likely be double of what you are budgeting.

The property market is soft now that a 2 1/2 storeys costs in the same ball park as double storeys. On the other hand renovation is getting expensive. My point: don't bother unless you have money to burn

Maybe got family both locations...
So either one is okay 😁

Husband Family side - KL

Wife Family side - PJ

I rather buy a 3sty and finance the purchase and keep the 100k.

Same here..
Better buy ready made 3sty then renovation to 3sty..
Less headache 😁

The intent of this thread is to check the cost. There are some 2 1/2 storey in Bandar utama or near paramount. Which is near the neighborhood I want to stay in (ss2-damansara jaya-ttdi)

Being prudent by asking the price here.

At the end of the day I will also compare the total price as well between renovations and pre-existing bigger property.

Thanks! Just to clarify, rm200k is for the additional floor only right?

I have the market price of the suitable sizes. But where I am it is either very pricey or too far.

So far based on my preferred proximity to Damansara Jaya/utama, SS2 I have found Bandar utama and one more in paramount which is pre-existing 2 1/2 storey or 3 storey. Also saw properties that are further : Tropicana and ara damansara. But these are very expensive.... If the price of these and the price of the renovated property is close, I might consider pre-existing

Just the basic structure...
If u add others stuff... Another 50k to 80k 😁

Both KL and PJ have fairly similar guidelines.

1 storey to 1 1/2 storey, very easy to get approval and it can be done for RM150k. I have done this 5 years ago and it is a fairly common renovation.

1 storey to full 2 storey? Can be done but difficult to get approval and do expect to meet plenty of road blocks along the way. Cost? Upwards of RM200k.

2 storey to 2 1/2 storey? Extremely challenging to get approval. On the rare chance you get it approved you would have spent upwards of RM50k just on the architectural and engineering documentations. Foundation works itself will cost you upwards of RM100k. Structural work will definitely set you back upwards of RM150k and be prepared for both to balloon out if it is a hillside or slope.

2 storey to 3 storey? Are you having a laugh or just too much money and time to blow? It would be cheaper for you to buy 2 double storey houses in PJ SS2 than it would be to convert a 2 storey to 3 storey and 30% of it would be for undertable payments.

In all circumstances you will need to submit architectural and engineering drafts for the necessary planning permissions. Also be prepared for your neighbours to object if it is a 2 storey house.

You will have to visit DBKL or MBPJ to get the latest planning and renovation guidelines, for some reason both have removed it from their website.

Every unit is different in cost and it depends on construction type and the structure of existing house. Telling RM100k, 200k or even 300k is merely figures which I think is very risky for you to make a decision to buy a 2 sty house and convert to 3 sty. There are few houses I have seen in some housing estates that are left abandoned midway during construction ... not sure of the reasons thou ... could be budget burst or construction issues .... you would not want to be caught off guard in either one.

Spending RM200k just to add a room plus a bathroom ... ?

This post has been edited by mini orchard: Oct 3 2020, 08:09 AM

Alot of double storey houses secretly do platform inside the house to become 2 1/2 storey instead of doing third storey outside.

Thanks for the indicative costs.

It is very difficult to get side by side houses.

So far, here's my look on the options (assume SS2, closer to KPJ hospital)
1. 2 storey to 3 storey
Property: RM 1 million
Renovations to 3 storey (assume approved): RM 500k?

2. 2 side by side houses in SS2
Property: RM 2 million
Renovations: RM 100k X 2

I was also reminded of another option by a friend which sounds more doable

3. Corner lot house with bigger side land (plan to extend sideways instead of upwards)
Property: RM 1.5 million (might have to hunt for a deal)
Renovations: RM 300k (extend ground + upper floor)

Buy existing option:
Bandar utama: RM 1.8 - 2 million (just property)
Renovation: rm100k


Looking at the above, I think the most do-able option with less headache might be corner lot as there is the advantage of easy council approval + might have less renovation cost...

Agreed. Which is why I am starting from a budgeting perspective first. The eventual plan might be different (existing Vs conversion Vs other) but at least I have a budget to work with