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A colour consultant is a great idea. I was planning on perusing the Display Homes just to 'copy' a whole colour scheme, but having the consultant is even one step better. Any other ideas to find one? Someone mentioned Dulux paint stores will lend you one for free (as they'll push their paint).

Note I've had quotes of $15k and $11k for this. To the best of my knowledge those above prices are the best you can get unless you do it yourself.

The final timber quotes are in, might help others considering timber floors: 45m2 of flooring (a large 2 bedroom apartment, hallways, living, dining) - 'Armstrong' brand The real deal timber 14mm ($79m2 1 strip stuff) - $4,826. The real deal timber 14mm ($58m2 1 strip dark brown colour that's...

Thank you all for the advice. It's been great. I've decided that in this climate I will not be able to get the place revalued to extract any equity gain straight after the renovation due to the follow reasons: a) Locked in a high valuation of $675k in Feb 2008. b) Unit sold in complex for...

I'll talk to my finance guy about valuers for my lender, wonder if they'll do the same. If so maybe I should just say I renovated it! :D That's interesting. Thanks. Based on that you would want to do the Ikea kitchen, however unsure if that's shooting myself in the foot due to the area...

Yeah I've been trying to get an idea of the end value. That's my first priority now. Should have done it earlier. It's a little harder in Toorak, I'm looking at some places worth millions and rent for $1200pw... sure, they're nicer inside but they're still just a 2 bedroom apartment with...

Thanks for your response Buzz. It has been very helpful. If you don't mind, what were the start/end values of your place? Where was it located? How much/how long did it take to finish? When did you start the reno? (via PM if you prefer). Theres a new Bunnings in Hawthorn, right next to...

Agree, or, I could spend $45k on this IP, increase it's value by $100k (potentially - and it's yield), then borrow 95% of that increase to make $95k available funds. This could buy 3x of those $250k IPs, then do value adds on those, make them close to CF+, extract equity, repeat. One of the...

Can you explain why? None taken.

As I said before I've got a quote for $35k alone and $10k for the toilet. That's insane. Based on that I didn't think $15k for both sounds insane, but what do I know? I'm new to this. Will be interesting to see the new quote for the bathroom from this new guy I have who isn't ripping me off...

Which in particular? Note the bathroom and kitchen quotes are just figures I plucked out of the air. I've been formally quoted $35k for the bathroom and $30k for the kitchen by three mobs... it's can be hard to get a good value quote given the property location and back then I was clueless...

What brand vinyl do you use? I've only seen the Armstrong stuff. I should check out more, my flooring guy reckons to go for vinyl too. I just thought it looked poor, but that was a side by side comparison with the real deal. Another thing I'm considering is polished concrete. Need to...

Wow, really? It's real timber veneer / engineered boards 14mm 25y warranty 1 strip from www.fowles.com.au (who supply builders) around $58-79m2 supply and $25-35m2 to lay. Laminate is only 19m2 supply but I feel it's just too plasticy and cheap for such a large area especially in an...

There is no doubt I could just leave it alone and it'll do fine. I remember last boom for some crazy reason some unrenovated places sold for just the same as reno'd ones. I guess with all those property shows people really wanted to find that 'diamond in the rough' and do it up to their...

Hmmm... I just realised if the final valuation is $720k then that's only $45k up on previous valuation, which is only dollar for dollar - not a good return (although I'll still get to enjoy the property as I live in it and I'll get the increase yield). I guess it would have to be at least...

I'm doing a cost/benefit analysis on my first large scale value add. Property description Large 1950's 2 bedroom apartment in a block of 7, located in Toorak, Victoria. Kitchen and bathroom are all original - functioning well but outdated. Carpet throughout and is in poor condition. Top...