Open Plan Living Renovation

An open plan living renovation removes internal walls to combine separate rooms into one large, connected space. Most Sydney homes built between the 1950s and 1980s have small, divided floor plans that feel dark and cramped by today’s standards. At Dura Group Building & Renovations, we help homeowners transform these closed-off layouts into bright, functional living areas where the kitchen, dining, and lounge flow together naturally.

This guide covers how to identify load-bearing walls, what structural work is involved, council requirements, and realistic costs for opening up your home.

What is open plan living and why is it popular?

Open plan living connects two or more rooms by removing the walls between them, creating a single multi-use space. The most common configuration joins the kitchen, dining room, and living room. Families prefer this layout because it allows parents to cook while watching children play, guests can move freely between zones, and natural light reaches deeper into the home.

Open plan layouts also make smaller homes feel larger. A 1960s brick veneer in Cronulla with three separate 3m x 4m rooms can feel like a completely different house when those dividing walls come down. The combined space gives you roughly 36 square metres of connected living area instead of three small boxes.

Open plan living is one of the renovations that add value to your property. Buyers actively look for this layout, and it consistently ranks among the top features in Sydney real estate listings.

How do you tell if a wall is load-bearing?

A load-bearing wall supports the weight of the roof, upper floors, or other structural elements above it. Removing one without proper support will cause sagging, cracking, or collapse. A non-load-bearing wall (also called a partition wall) only holds up itself and can be removed without structural consequences.

There are several indicators that help identify load-bearing walls before a structural engineer confirms:

• Wall direction. Walls that run perpendicular to the ceiling joists are more likely to be load-bearing. Walls running parallel to the joists are often partition walls.
• Position in the floor plan. Walls near the centre of the house typically carry roof loads. External walls are almost always load-bearing.
• Wall thickness. Load-bearing walls in brick veneer homes are usually double-brick (230mm thick) or have a timber frame with nogging. Partition walls are often single-brick (110mm) or lightweight stud framing (90mm).
• What sits above. If there is a second storey, roof beams, or a heavy tiled roof directly above, the wall is likely structural.
• Original plans. Council records or the original building plans often show which walls are structural. Your local council keeps copies of approved plans on file.

Even with these clues, never rely on visual inspection alone. We always engage a structural engineer before any wall removal begins.

Why do you need a structural engineer for wall removal?

A structural engineer calculates the loads that the wall currently supports and designs a beam to carry those loads after the wall is removed. This is not optional. NSW building regulations require engineering certification for any structural modification, and your builder cannot obtain a construction certificate without it.

The engineer will visit the property, inspect the wall, check the roof structure, and produce drawings specifying the steel beam size, post locations, and footing requirements. Their report also confirms whether the existing foundations can handle the new load distribution.

Engineering fees for a single wall removal typically run between $1,500 and $3,500 depending on the complexity. Homes with multiple walls being removed or second-storey loads cost more because the calculations are more involved. This is a small cost relative to the total project, and it protects your home’s structural integrity.

Understanding the difference between structural vs cosmetic renovation is important here. Removing a load-bearing wall is structural work that requires engineering, council approval, and licensed tradespeople.

How much does a steel beam cost for open plan conversion?

Steel beams for residential wall removal in Sydney typically cost between $3,000 and $15,000 installed, depending on the span length and load requirements.

Several factors influence the final price:

• Span length. A 3-metre opening needs a smaller beam than a 6-metre opening. Longer spans require heavier steel sections.
• Load above. A single-storey home with a lightweight metal roof needs a smaller beam than a two-storey home with a concrete tile roof.
• Beam type. Universal beams (UB) are the most common. Parallel flange channels (PFC) are used for lighter loads. Some situations call for paired beams or box sections.
• Posts and footings. The beam needs support at each end. If existing posts or walls are not adequate, new steel posts and concrete footings are required, adding $1,000 to $3,000 per post.
• Access. Getting a 6-metre steel beam into a house is not simple. If the beam cannot fit through existing openings, temporary wall removal or crane hire adds to the cost.

For a typical single-storey brick veneer home where we are opening a 4-metre span between kitchen and living room, expect the steel beam, posts, footings, and installation to cost around $5,000 to $8,000. For current pricing across different project types, our guide on Sydney building costs provides a broader overview.

Do you need council approval to remove internal walls?

Yes, you need approval if the wall is load-bearing or if the renovation changes the building’s footprint, room classifications, or fire safety provisions. In NSW, this is done through either a Development Application (DA) or a Complying Development Certificate (CDC).

Most internal open plan conversions qualify for a CDC, which is faster. A private certifier can assess the plans and issue the certificate without going through the full DA process. CDC approvals typically take 10 to 15 business days compared with 6 to 12 weeks for a DA.

You will need a DA if your home is heritage-listed, in a heritage conservation area, or if the work involves changes to the external envelope that do not meet complying development standards. Heritage-listed homes in areas like Hunters Hill, Balmain, and parts of the Inner West have additional restrictions on internal modifications, even when the changes are not visible from the street.

We handle the full council approval process for our clients, including preparing documentation and coordinating with certifiers. Our DA approval process service covers everything from initial assessment to certificate issue.

Which home styles are best suited to open plan renovation?

Post-war homes built between the 1950s and 1980s are the most straightforward candidates for open plan conversion. These include brick veneer houses, fibro cottages, and project homes that were built with simple roof structures and predictable framing.

Here is how common Sydney home styles respond to open plan work:

• 1950s-1970s brick veneer. These homes are found across the Sutherland Shire, Georges River, and Canterbury-Bankstown areas. They typically have a central hallway with rooms branching off each side. The internal walls are often non-load-bearing timber stud, with one or two load-bearing walls running perpendicular to the ridge. Straightforward to open up with a single steel beam.
• Fibro cottages. Common in suburbs like Engadine, Jannali, and Heathcote. These lightweight homes have simple timber framing. Wall removal is usually less complex, but the fibro sheeting must be tested for asbestos and removed by a licensed asbestos removalist if positive. Asbestos removal adds $2,000 to $8,000 depending on the extent.
• 1980s project homes. Built with truss roofs that often span the full width of the house, meaning many internal walls are non-load-bearing. These are some of the easiest homes to convert.
• Federation and California bungalows. Solid construction with thick internal walls, often double-brick. The walls are frequently load-bearing, requiring larger beams. Heritage overlays may restrict changes. Professional assessment is always needed.
• Workers’ cottages and terraces. The long, narrow floor plan limits how much you can open up without losing bedroom separation. Side walls are typically party walls (shared with neighbours) and cannot be removed.

What are the most common open plan configurations?

The kitchen-dining-living combination is by far the most requested open plan layout in Sydney homes. It creates a single social zone at the back of the house, usually opening onto the backyard or an outdoor entertaining area.

Common configurations we build include:

• Kitchen into dining. Removing the wall between a galley kitchen and adjacent dining room. This is the simplest conversion and often involves a single beam span of 3 to 4 metres.
• Kitchen, dining, and living combined. Two walls removed to create one large space. This works well in homes where the three rooms are arranged in a row along the back of the house.
• Kitchen into family room with island bench. The island bench replaces the wall as the visual divider between cooking and living zones. The bench provides storage, seating, and a serving area without closing off the space.
• Living and dining with study nook. Opening the wall between living and dining while converting a small adjacent room into an integrated study area. Popular with families working from home.

Our kitchen renovation service often includes open plan conversion because the kitchen is almost always part of the new combined space.

How do you handle flooring transitions in an open plan renovation?

The best approach is to use a single flooring material throughout the entire open plan area. This creates visual continuity and makes the space feel larger. Timber flooring and large-format tiles (600mm x 600mm or bigger) are the two most popular choices.

When a wall is removed, the floor beneath it will have a gap or a different surface. Fixing this requires either:

• Patching and blending. If the existing floors are timber, a flooring specialist can source matching boards, fill the gap, and sand the entire floor for a uniform finish. Matching older timber species like tallowwood or blackbutt is usually possible, though the new boards may need staining to match the aged colour.
• Full replacement. If the existing floor is in poor condition or the rooms have different flooring types (tiles in the kitchen, carpet in the living room), replacing the lot is cleaner and often more cost-effective.
• Transition strips. Where two different materials must meet (for example, tiles in a wet zone transitioning to timber in the living area), a metal or timber transition strip provides a neat join. Recessed aluminium strips are the least visible option.

We recommend deciding on flooring early in the design process. The floor finish affects slab preparation, underlay requirements, and whether the subfloor needs levelling.

What lighting changes are needed for open plan spaces?

Open plan areas need layered lighting with separate circuits for each zone. A single ceiling light that worked in a small room will not adequately light a combined kitchen-dining-living space of 40 or 50 square metres.

Effective open plan lighting includes three layers:

• Task lighting. LED downlights over the kitchen bench, pendant lights over the dining table, and reading lamps near the lounge. Each area needs dedicated light for its function.
• Ambient lighting. Recessed downlights or a combination of downlights and wall washers provide general illumination across the full space. Dimmer switches let you adjust the mood for different activities.
• Accent lighting. Under-cabinet LED strips in the kitchen, display lighting for shelving, or wall sconces that add warmth. These are not essential but lift the overall feel of the room.

When a load-bearing wall is removed, any existing electrical wiring, light switches, and power points in that wall must be relocated. The electrician reroutes these through the ceiling or floor before the wall comes down. Budget $800 to $2,500 for electrical relocation depending on the number of circuits affected.

How does open plan renovation affect ventilation?

Removing walls changes airflow patterns and can affect how effectively your heating and cooling systems work. A space that was previously three small rooms with individual vents is now one large room that may need a different approach.

Key ventilation considerations include:

• Kitchen extraction. An open plan kitchen needs a quality rangehood that vents externally. Without walls to contain cooking odours and smoke, a recirculating rangehood will not be adequate. Ducted rangehoods with a minimum extraction rate of 600 cubic metres per hour are recommended for open plan kitchens.
• Heating and cooling. Your existing ducted system may need rebalancing. Removing walls changes the volume of the space and the way conditioned air moves through it. A split system that heated a 12-square-metre room may struggle with a 40-square-metre open area. An HVAC technician can assess whether the existing system handles the new layout or needs upgrading.
• Cross ventilation. Open plan layouts can improve natural ventilation if the space has windows or doors on opposite walls. Louvre windows and sliding doors at each end of the room create effective cross breezes, reducing the need for mechanical cooling in milder months.

What about noise in an open plan home?

Acoustic control is the most overlooked aspect of open plan renovation. Hard surfaces like tiles, glass, and plaster reflect sound, and a large open room with no soft furnishings can echo noticeably. The TV in the living zone competes with conversation at the dining table and pots clanging in the kitchen.

Practical solutions that reduce noise without closing the space back up:

• Rugs and carpet runners absorb sound on hard floors. A large rug under the dining table and another in the lounge zone make a measurable difference.
• Upholstered furniture absorbs more sound than leather or timber pieces.
• Acoustic ceiling panels can be installed in sections of the ceiling, particularly above the kitchen where noise is highest. These look like standard plasterboard but contain sound-absorbing material.
• Bulkheads and ceiling drops between zones break up the ceiling plane and reduce sound travel. We often use a bulkhead above the kitchen island to house downlights and contain kitchen noise.
• Soft window treatments. Curtains absorb more sound than blinds. Sheer curtains combined with block-out curtains provide both light control and acoustic dampening.

How much does an open plan living renovation cost in Sydney?

A full open plan renovation involving structural wall removal, new kitchen, flooring, lighting, and finishing typically costs between $30,000 and $80,000 or more in Sydney. The range is wide because each home is different.

Here is how costs break down by component:

• Structural engineer report: $1,500 to $3,500
• Steel beam supply and install: $3,000 to $15,000
• Wall removal and make-good: $2,000 to $6,000
• Electrical relocation: $800 to $2,500
• Plumbing relocation (if kitchen moves): $2,000 to $5,000
• Flooring: $3,000 to $12,000
• Kitchen renovation: $15,000 to $40,000
• Plastering, painting, and finishing: $3,000 to $8,000
• Council/certification fees: $1,500 to $4,000
• Asbestos removal (if applicable): $2,000 to $8,000

At the lower end, a project removing one non-load-bearing wall with modest finishing sits around $30,000. At the higher end, removing multiple load-bearing walls, installing a new kitchen, replacing all flooring, and upgrading lighting pushes past $80,000.

Our guide on home renovation costs in Sydney covers broader pricing across different renovation types. Dura Group provides fixed lump sum pricing with no hidden costs, so you know the full amount before we start.

What heritage restrictions apply to open plan conversions?

Heritage-listed homes and homes in heritage conservation areas face additional rules that can limit or prevent internal wall removal. The listing may protect the original floor plan, room proportions, and internal features like cornices, fireplaces, and archways.

In Sydney, heritage restrictions vary by council. Sutherland Shire Council, Georges River Council, and Canterbury-Bankstown Council each maintain their own heritage registers. Some homes have individual heritage listings while others fall within conservation zones that protect the streetscape and general character of the area.

If your home has a heritage overlay, you will need to apply for a DA rather than using the faster CDC pathway. The DA will be assessed by council’s heritage adviser, who may require you to retain key internal walls, maintain room proportions, or use reversible construction methods.

This does not mean open plan is impossible in a heritage home. Many heritage renovations add a modern open plan extension to the rear while keeping the original front rooms intact. This approach satisfies heritage requirements and gives you the open layout you want.

For a full breakdown of what is involved with approvals, our Sydney home renovations page explains how we manage the process from design through to completion.

Ready to open up your living space?

An open plan renovation transforms how your family uses the home. Contact Dura Group for a free consultation. We’ll assess your walls, identify what’s structural, and design a layout that brings light and space into your home.