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Bathroom Renovations for Adding Huge Value

Although one of the smallest rooms in a house, the bathroom can be one of the most expensive to renovate.




Although one of the smallest rooms in a house, the bathroom can be one of the most expensive to renovate.

As a property investor, you can more effectively renovate your bathroom for profit by aiming for an even balance of the following 3 main factors:

  • Good Looks
  • Practicality of fixtures and surfaces
  • Cost

Depending on your property, the emphasis on each of these components will vary. For instance, if you’re renovating a lower value property and planning to rent it out to students or young families, you would give more emphasis to the practicality and less emphasis on good looks and cost. However, if it’s a higher value property that you are selling immediately your renovation is complete, then you might put more emphasis on good looks and cost but less emphasis on practicality.

Good looks: What is a suitable look for your bathroom? Where is the property located and who is your target market? (Note: if you don’t know who your target market is, then talk with a local real estate agent or property manager to establish this before you start your reno). Creating a 5 star bathroom in a 3 star property is a waste of time and money and will result in over-capitalising. On the contrary; if you’re renovating a higher value property, you need to make sure the bathroom ‘fits’ with the rest of the house. Not doing enough to the bathroom – spending less on it than it needs – will do more harm than good and may turn potential buyers or tenants off.

Re-using some of the existing components in your bathroom is a great way to keep your costs at bay. Of course this needs to be appropriate for the property too. If you can re-use some of your components, make sure they are neutral in colour and in style first – do not of course re-use a pink bath or wall tiles with sail boats printed on them. White fixtures are great for this. Figure out which parts of the bathroom you are going to re-use (Bath? Flooring? Shower screens?) and then work your renovation choices around these.

Whether you’re renovating or stripping out your existing bathroom and starting again, go for warm, clean, neutral colours and a style that will appeal to 95% of the population. Shiny surfaces are great but be wary of impractical finishes that will be difficult to keep looking good (eg: polished chrome handles, dark coloured gloss laminates). Also try to steer clear of trends that may date (like how blue and yellow did in the 90’s and pink and grey did in the 80’s). Neutrals may become unpopular one day in the future perhaps, but I’ve never heard of anyone complaining about white and beige bathroom.

A note on using white: You might be tempted (as many people are) to select all white surfaces in your bathroom (ie wall and ceiling paint colour, wall panelling or tiles, flooring and fixtures. My belief is that white is very stark and sterile and totally unoriginal and that if you have the opportunity to choose the colours you use for your bathroom, why not add a bit of depth and interest by introducing one or two other light, neutral monochromatic colours? Always use white fixtures – in fact I don’t think you can even buy coloured fixtures (baths etc…) anymore. Thank goodness for that.

Practicality of fixtures and surfaces: The practicality factor of your renovation is mainly a reflection of who your target market is and there are two questions to ask yourself here.

  1. What does your target market find practical in terms of usage?
  2. Does the bathroom need to be super-hard wearing or not so much?

What does your target market find practical in terms of usage?

For example, you know that an older person my find it more difficult to get in and out of a low bath, so if your target market are retirees, then you would make sure there was a shower and if there was a bath, it would be raised slightly.

Or, if your target market were young families, then the bathroom would have lots of storage (usually in the vanity), extra towel rails and most definitely a bath. If space were tight, then you might even consider a shower over bath set up.

Professional couples or couples with a grown up family may not need a bath, but place more value on a double vanity, a double shower set-up (depending on the property) and just generally a more spacious bathroom.

You get the idea – think about what the people do and how they live to help you create the ideal bathroom for them. It’s these little things that will elevate your property above the rest. Yes the property needs to look the part (particularly for a valuer) but when it comes to selling or renting, the practicality of the bathroom is almost as important.

Does the bathroom need to be super-hard wearing or not so much?

Think about what you’re ultimately going to do to the property. If you’re holding onto it long term, then hardy surfaces and top quality (though not necessarily expensive) fixtures and finishes are a must. However, if you’re planning to sell then you can reduce your costs by using lesser quality components – still good quality but just keep in mind that it doesn’t need to last you 10 years or more.

For properties you’re planning to hang on to (and especially for properties you’ll rent to young families or students), go for very hard wearing surfaces such as tiles, stones/reconstituted stones and laminates with a 2-3mm thick PVC edge and solid joins. Fixtures (such as toilets, taps, appliances etc…) should also be good quality and preferably come with a good product and installation guarantee.

If selling your property soon, then you can afford to use slightly less sturdy finishes and fixtures. Instead of the more expensive options, go for imported (from Asia etc.) taps, tiles, lighting and other fixtures.

Whether selling or holding your property, ask yourself:

  1. Is it easy to maintain?
  2. Will it last the length of time I plan to own the property?

Cost: Determine your budget based on the bathrooms’ current condition, its anticipated new ‘look’ and of course your overall renovation budget (for your property as a whole). Spend too little and it can do more harm than good, spend too much and you will over-capitalise. If you have decided to re-use some of the components then as a natural result of that, your costs will be lower. However sometimes this is just not appropriate and stripping the bathroom and starting from scratch the best option.

Depending on the property, look at spending between .5% (low-end properties) and 1.5% (higher value properties) of the pre-reno value and then allocate your money according to how immediately obvious each component is. For instance, if the vanity is the first thing you see when you come through the door, then spend more money on a nice vanity, splash-back and mirror. If the first thing you see is the shower, then spend money getting this looking good. The next most obvious areas might be the floor, then the walls and then the towel rails and this is the order in which you would allocate your bathroom renovation budget.

This is an excellent way to prioritise how you spend your money when renovating – not only in the bathroom, but through the entire property.

Lastly, I recommend you PLAN your bathroom renovation before you start anything. If you know precisely what you are going to do and how much it is going to cost then you are much more likely to achieve that critical balance between cost, practicality and good looks – and get a renovation result that will genuinely make you a profit.


Five easy steps to boost the appeal of your home



painting tools

It is not an uncommon fact that a well styled and well maintained house is sold easier and quicker in comparison to the one which is dirty and not looked after. Supplementing the resale value of your property may sound like a difficult task, but in fact it is a very easy thing to do. We have highlighted some of the most effective tips that will help you in improving the value of your home.

1. Proper planning

It will get a lot more easier for you if you do things in a planned and organised manner. Make a list of all those things you want to change or upgrade. Go through the list and evaluate how much are the renovating and repairing services going to cost you and plan accordingly.

When you have made an arrangement, conduct a thorough research and converse with the companies that provide renovation services in Auckland to perceive what kind of return those enhancements may bring. A few changes will enhance your home pretty effectively.

2. Paint the walls again

Painting the walls of your property using neutral colours such as beige, tan, grey etc can instantaneously enhance the overall look of your home and thus its resale value. Newly painted walls will add vibrance and exuberance to your room and make it smell fresher.

Keep in mind about outside paint, especially if your current paint is chipped, peeling or worn out. An excessive number of colours could make the home to seem uneven as opposed to coordinated by a typical sense of taste. Pick not more than three shades for the exterior of your house.

3. Keep it clean

Think from the perspective of a buyer, if your home is available for purchasing, a brilliant and sparkly home can draw in purchasers like a magnet.

A perfect spic and span property can offer a lot of benefits at once. To begin with, you don’t have to worry about maintenance issues, it becomes easier to identify potential issues before they transform into costly expenses. Also, you don’t allow dirt and garbage to develop if you keep the cleanliness of your property up to date.

Think past your standard vacuuming schedule. Contract a company that can offer profound cleaning services. You may need to contract a different company to steam-clean the carpets, as not every single home cleaner offers this service.

4. Modernize your kitchen

On the off chance that your cupboards are in great condition however obsolete, you can enhance their appearance by applying a new coat of fresh white paint and replacing the pivots and handles. You could also procure contractual workers to replace the cabinets, while leaving the cupboards themselves intact.

Use Stainless Steel. The frosty feel of steel is a hot ticket for purchasers. Replace your equipment as it becomes outdated and pick a similar metallic look in your light switches.

Replace your countertop with granite, for it will supplement the overall look of the kitchen greatly.

5. Update your washrooms

Of all the rooms in your home, the washroom is the most used one. There is a lot of wear and tear and damage involved, so you need to keep it well maintained and make attractive updates if required.

Keep it clean. Dirt and grime can end up accumulating on washroom surfaces rapidly. Spruce it up with new grout.

Exchange your standard showerhead with a more noteworthy looking choice. Include a builder grade granite or marble ledge to your shower vanity at a moderately minimal effort point, as the material expenses won’t be too high.

In the event that your washroom is in good working order, these updates aren’t important. In any case, if your washroom is outdated with obsolete ledge with dings, chips and stains, replacing this could enable you to draw in a purchaser.

Last but not the least, it is advisable to take a proactive approach towards renovating your house by hiring a reputed company that provides professional builders who will do the job for you in a more efficient manner. There are a number of renovating companies in Auckland like Your Builder Ltd who provide such services at very reasonable prices.

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Maximising your outdoor living for year round use

Properties which are orientated to maximise sunlight are at the top of priority list for home buyers, according to So investing in an attractive, liveable outdoor space, with good flow between indoors and outdoors, is money well spent. Not only will it make your home feel more expansive, but it will also pay dividends should you decide to sell.




Properties which are orientated to maximise sunlight are at the top of priority list for home buyers, according to So investing in an attractive, liveable outdoor space, with good flow between indoors and outdoors, is money well spent. Not only will it make your home feel more expansive, but it will also pay dividends should you decide to sell.

What do I need to consider when creating indoor/outdoor flow?

Depending on the current layout of your property and how you intend to use your outdoor space, considerations will vary. However the consistent factor with all outdoor living areas in NZ is climate. While the summer months lend themselves to socialising outdoors, our inconsistent weather and varying temperatures throughout the middle of the year means your outdoor living space needs to work to combat these elements and minimise their effect.

Incorporate shade & shelter

It’s hard for a Kiwi to catch a break when we are trying to enjoy ourselves outdoors. We are either being roasted by our harsh sunshine, rained on by a passing shower, or blown away by random wind gusts. No matter what the weather – your outdoor space needs shelter. Fortunately you have a lot of options – including awnings, umbrellas, gazebos, pergolas and sails – depending on your budget.

Outdoor Heating Solutions

Outdoor heating allows you to get the greatest value out of your investment in an outdoor living space as it lets you utilise the area all year round. While there are many options the most cost-effective, energy efficient solution is roof mounted, electric heaters.  Auckland based outdoor heater manufacturer, Kelray Heaters produce a range of outdoor infrared heaters which are specifically designed for NZ’s salt-laden air.

Unlike traditional gas powered heat lamps which simply heat surrounding air, infrared heaters act similarly to the Sun’s rays, with heat waves being absorbed only by solid objects.  This makes them the most efficient patio heating solution.

Lighting your outdoor space

Outdoor lighting needs to be practical as well as decorative. By illuminating certain features of your yard such as paths, plants, ornaments and seating, you create an aesthetically pleasing night time environment.  The two main options for landscape lighting are 12V and solar powered each of which can be LED or halogen.  The solution you select will be based on the intended use of your outdoor area as well as any limitations.

When it comes to creating an attractive, liveable outdoor space in NZ the items highlighted above – shelter, heating and lighting, are really the bare minimum. When it comes to other considerations such as outdoor furniture and appliances, this really depends on what you intend to use this space for. Be sure to closely define what you want to get out of your newly created space, before undertaking any significant project.

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The Most Cost-Effective Renovations for Improving Property Values

No matter what they want to tell you, it’s not just ‘location, location, location’ anymore. People looking for new homes are actually looking at the home itself these days, not just where it’s located. The term ‘curb appeal’ took off in the 80s, and we all know about it, and yet particularly among new owners, using the concept is a challenge.



Location, Curb Appeal, Value for Dollar, Location. That’s more like it.
No matter what they want to tell you, it’s not just ‘location, location, location’ anymore. People looking for new homes are actually looking at the home itself these days, not just where it’s located. The term ‘curb appeal’ took off in the 80s, and we all know about it, and yet particularly among new owners, using the concept is a challenge. We’re going to make that a little easier — only we’re not stopping there, because prospects walk through a house, too. We need to add a little value inside the home as well with these cost-effective renovations.

Curb Appeal

Clean Up
We’re hoping that this is a no brainer for most of you, but just in case there’s someone out there who intends to rent out a property that’s exterior has junk laying around and the interior is cluttered with crap…don’t unless your goal is to be a slumlord. We’re not talking about construction materials, we mean whatever previous tenants left behind. If we can’t fit the debris in the back of a truck or the garbage men won’t take it, we’ll rent a dumpster. Now we have shown properties to tenants that we’re eager beavers to see them when they weren’t ready & on the market, and there are exceptions to every “rule”, but our goal is not to market a property until it’s cleaned up.

You don’t have to have an actual landscape to do some landscaping. Cut & trim the grass, add a few pavers or garden logs to define (empty) ‘planting beds’, and maybe some planters under the kitchen windows will do the job. The point, however, is that if you don’t take care of these basics, it looks like you don’t care about the house — and if you don’t, why would they?

This is the real ‘first impression’ — literal curb appeal is good, but the prospect is going to start looking critically at the home as they walk up. A fresh coat of paint on the front door and frame, some new address numbers, and (if relevant) some solid, good-looking stairs go a long way.


Now You’re Cooking
The kitchen is the heart and soul of the American home; most modern kitchens are designed to be used while hosting, with guests seated within sight and earshot. That means that some clean & matching appliances (no white fridge and stainless steel oven), scrubbed kitchen cabinets and counters, and no burnt out lightbulbs are the minimum. Be sure the paint on walls & ceiling, especially around the stovetop (where grease splatters), looks good. For a few hundred bucks you may want to put down a new floor – if you use peel & stick tiles don’t use the cheapest ugly stuff and be sure to use specific floor contact cement so they stay down and your new tenant isn’t calling and complaining after a month that the floor tiles are coming up! Make sure the kitchen is bright and inviting with light fixtures that aren’t just the cheapest you can find. Find a Habitat Restore or other resale shop for inexpensive, nice-looking used ones. Also be sure to address the area under the sink – if it looks crappy and dirty what’s a potential tenant going to think? For $20 we install a rubber mat that looks good, is easy to keep clean and protects the particle board base.

…and Giggles
The next area that draws an excessive amount of consumer concern is the bathroom. Like the kitchen, a few small changes can really turn a bathroom from a dingy place where you wouldn’t want to touch anything to a place you wouldn’t mind doing a crossword puzzle. A new toilet seat, fresh tub surround caulk and the cabinet mat we mentioned for the kitchen are easy to do. Going further, an updated vanity, light fixture and mirror shouldn’t cost more than a couple of Benjamins, but the value they add is huge.

Let There Be Light
The last great (cheap) home upgrade that will get your rental filled quick is brightening up the living areas. If you don’t have a massive window, add lights with daylight bulbs. Tip: don’t show a property with all the blinds/shades closed (unless you need to hide an eyesore next door). If the carpet is dingy, replace it with something light-toned (but not so light that it will make dirt stand out). A coat of paint slightly less ‘off’ and slightly more ‘white’ can help quite a bit, too. Some contrast is also good, so don’t paint the ceiling & trim the same color as the walls! Bright rooms feel like big rooms, and you can completely change the feeling of the living space for less than a hundred bucks if you play your cards right.

With these cost-effective renovations in place, you can make almost any home feel like a place you’d want to live — and if you want someone to live there, you should strongly consider doing just that.

This article has been contributed by RoyalRoseProperties – and found in a discussion on

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