Best items to add value to a house?

[tanjimh]

Hi all, currently we are building a small three bedroom house northside of Brisbane.
We are working on a budget but trying to add value to the house. We got the following options to upgrade. Your opinion would be much appreciated.

1. Upgrade front entrance door: $622.00
2. Upgrade to 900mm cook top and oven from 600mm: $1655.00
3. Add CaesarStone benchtop in kitchen: $1812.00, Currently got Laminex top and can't upgrade to diamond gloss due to warranty issue with builder
4. Add timber flooring instead of tiles: $950.00
5. Upgrade ensuite, Bathroom tapware (2 x basin mixer, 2 x shower mixer, 1 x Bath mixer): $950.00

Thanks in advance.

 

[Propertunity]

1. Upgrade front entrance door: $622.00

I'd do this. You don't get a second chance at a first impression. The door will be the first thing seen (apart from the street presence).

2. Upgrade to 900mm cook top and oven from 600mm: $1655.00

Won't add this much value.

3. Add CaesarStone benchtop in kitchen: $1812.00, Currently got Laminex top and can't upgrade to diamond gloss due to warranty issue with builder

Kitchen finishes do add value.

4. Add timber flooring instead of tiles: $950.00

Maybe/maybe not.

5. Upgrade ensuite, Bathroom tapware (2 x basin mixer, 2 x shower mixer, 1 x Bath mixer): $950.00

I'd do it anyway - but doubtful if they add much value one way or the other.

 

[fokas]

I know you said "house" but first thing that came to mind was a carport...
Then flyscreens, ceiling fans, and a dishwasher.
So really, didn't answer your question at all! Although imo depends if you're asking from a 'perceived value and getting a better/longerlasting/happier tenant' or from a tax deduction/appraisal value.

 

[Jane - Hotspace]

Hi tanjimh,

What suburb is the property in? This is a crucial factor in deciding if these optional upgrades will add enough value to your property.

I see time and again where blanket/general advice causes people to over-capitalise or make the wrong decisions on their renovations based on the ultimate end use for the property.

Will you be holding on to the property? Living in yourself or renting to tenants? Or selling?

All important questions to answer before knowing the answers to your questions.

Let's know and I'll post my answer back next time I log on!

 

[tanjimh]

The plan is to live in this house for at least two years and rent it out after that time. Of course if we get a good offer during this time, we will sell to make a quick buck.

 

[Jane - Hotspace]

What suburb?

 

[tanjimh]

Hi Jane, we are building at Griffin, Brisbane.

 

[tanjimh]

Hi tanjimh,

What suburb is the property in? This is a crucial factor in deciding if these optional upgrades will add enough value to your property.

I see time and again where blanket/general advice causes people to over-capitalise or make the wrong decisions on their renovations based on the ultimate end use for the property.

Will you be holding on to the property? Living in yourself or renting to tenants? Or selling?

All important questions to answer before knowing the answers to your questions.

Let's know and I'll post my answer back next time I log on!

Hi Jane, I might add the following details as well.

We are building a 17sqr house on a 336 m2 land at Griffin. So far we have spent $180000 on the land, $138000 on the house and $6000 on mortgage insurance. Plus the above mentioned items.
We are getting $17000 government grant.

Thanks.

 

[YPG]

Hey Tanj,

I just bought one of these (and it was $60 when I got it)

http://www.ebay.com.au/itm/Kitchen-..._Materials&hash=item19c6a3c8ff#ht_3272wt_1163

Personally I think it looks awesome, and I am so stoked with it. Works perfectly and it is really simple to install mixers.
When I asked our builder about the upgraded kitchen mixer he quoted $300-400 for a flash mixer. The thing I learnt about my first build is anything that is not standard in a project home, they are going to charge heaps more for it and you really have to think about whether it is worth it.


Why not look at some cheap things on ebay that might just give the house a bit more of a wow factor? Kitchen and bath mixers, shower heads, LED lights, feature lights, chrome drawer handles, etc.

I have no experience in renos or DIY but it is suprisingly easy to change taps, shower heads and kitchen handles.

There are so many to choose from and its so easy to get a bargain online.

For a couple of hundred you can create a pretty modern and classy feel.

Get a new kitchen mixer with some modern pendants over the kitchen?

These with a modern feature door might add a bit of value for a 1-2k spent.

I don't know if this is worth it but I remember reading a few months ago in API how people don't give enough attention to garages and by adding storage hangers or shelves at the back it can actually increase value - I am not entirely sure about this one but I guess it makes sense. I just did mine because I wanted it.

Here are a few things I looked at quickly:

http://www.ebay.com.au/itm/20x-NEW-..._Materials&hash=item1c1cf7b349#ht_2552wt_1163

http://www.ebay.com.au/itm/800-mm-G...ltDomain_15&hash=item3a68c7cf61#ht_500wt_1180


http://www.ebay.com.au/itm/New-Supe..._Materials&hash=item1e674a738a#ht_2403wt_1163


http://www.ebay.com.au/itm/Pendant-...hting_Fans&hash=item1c242b6fd9#ht_6747wt_1396


http://www.ebay.com.au/itm/Modern-K...hting_Fans&hash=item41633858fc#ht_4269wt_1163


http://www.ebay.com.au/itm/New-Mode...ltDomain_15&hash=item4ab145323f#ht_4422wt_905

Sure some of these things might need a sparky and/or handyman - but pay them for 2 hours or so and they should be able to do everything.



Anyways,
All the best

 

[lizzie]

I wouldn't bother with the wider oven ... but separate oven and grill is essential in my book.

Tiles are fine - wouldn't bother with timber in Brisbane.

Tiles in the bathroom to top of door height. Wow pendant lamps over kitchen island bench. Double power points everywhere ... and TV outlets in all the bedrooms. Outdoor undercover area with ceiling fan. Ducted air ....

... bit hard to know what to add without knowing what already "is".

 

[quoll]

1. Upgrade front entrance door: $622.00
2. Upgrade to 900mm cook top and oven from 600mm: $1655.00
3. Add CaesarStone benchtop in kitchen: $1812.00, Currently got Laminex top and can't upgrade to diamond gloss due to warranty issue with builder
4. Add timber flooring instead of tiles: $950.00
5. Upgrade ensuite, Bathroom tapware (2 x basin mixer, 2 x shower mixer, 1 x Bath mixer): $950.00

For the prices quoted wouldn't do any of it!

1. reverse cycle aircon ?
2. security screen doors ?
3. seperate oven and cooktop ?
4. nice looking range hood ?
5. decent paint ? (most builds are cheap watered down paint that needs redoing in 2-3 years)
6. make the front and back yards look good ?
7. outdoor entertaining area ?

 

[tanjimh]

Hey Tanj,

I just bought one of these (and it was $60 when I got it)

http://www.ebay.com.au/itm/Kitchen-..._Materials&hash=item19c6a3c8ff#ht_3272wt_1163

Personally I think it looks awesome, and I am so stoked with it. Works perfectly and it is really simple to install mixers.
When I asked our builder about the upgraded kitchen mixer he quoted $300-400 for a flash mixer. The thing I learnt about my first build is anything that is not standard in a project home, they are going to charge heaps more for it and you really have to think about whether it is worth it.


Why not look at some cheap things on ebay that might just give the house a bit more of a wow factor? Kitchen and bath mixers, shower heads, LED lights, feature lights, chrome drawer handles, etc.

I have no experience in renos or DIY but it is suprisingly easy to change taps, shower heads and kitchen handles.

There are so many to choose from and its so easy to get a bargain online.

For a couple of hundred you can create a pretty modern and classy feel.

Get a new kitchen mixer with some modern pendants over the kitchen?

These with a modern feature door might add a bit of value for a 1-2k spent.

I don't know if this is worth it but I remember reading a few months ago in API how people don't give enough attention to garages and by adding storage hangers or shelves at the back it can actually increase value - I am not entirely sure about this one but I guess it makes sense. I just did mine because I wanted it.

Here are a few things I looked at quickly:

http://www.ebay.com.au/itm/20x-NEW-..._Materials&hash=item1c1cf7b349#ht_2552wt_1163

http://www.ebay.com.au/itm/800-mm-G...ltDomain_15&hash=item3a68c7cf61#ht_500wt_1180


http://www.ebay.com.au/itm/New-Supe..._Materials&hash=item1e674a738a#ht_2403wt_1163


http://www.ebay.com.au/itm/Pendant-...hting_Fans&hash=item1c242b6fd9#ht_6747wt_1396


http://www.ebay.com.au/itm/Modern-K...hting_Fans&hash=item41633858fc#ht_4269wt_1163


http://www.ebay.com.au/itm/New-Mode...ltDomain_15&hash=item4ab145323f#ht_4422wt_905

Sure some of these things might need a sparky and/or handyman - but pay them for 2 hours or so and they should be able to do everything.



Anyways,
All the best

Hi, I thought about the same things. But in our standard inclusion the builder hasn't included any mixer as standard. The standard are separate hob & taps for hot & cold. I guess once plumbing is done, we can't change it to a mixer.

Thanks for your advise. Really appreciate it.