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David, had a few beers last night with my mate and put your scenario to him and he made the following points (ill try & remember) - If your renovating for a valuation the biggest risk you face is overcapitilising. He said valuers are very objective, and will certainly note the specification...

Hi David! I don't think your budget is way off, I think your estimates seemed reasonable for what you are trying to achieve. Some points that come to mind - Always count Body Corporate to be a pain in the *** - Trying to add value to a unit at the wrong time might not be worth it - i...