Real reno: floorplan change makes all the difference

Our Resident Expert Naomi Findlay takes us through her latest reno. What a stunning end result!

Property: Small, inner city cottage in Newcastle, NSW.

Time to renovate: 6 weeks

Profit after all costs: $35,000

What were the biggest challenges?

Creating an extra room in the home (the dining room as it did not have one originally) without increasing the overall floor plan. I had to milk that floor plan for all I could get out of it.

Watch the floorplan change…

Any nasty surprises?

There are always surprises when you renovate. Years ago I used to see them as nasty, now I work hard on seeing them as part of it. I figure if you have a budget buffer nothing is too nasty. I was not happy when I found a 30mm height difference between floors when I removed a wall! Also, in old homes there are always hazardous materials that need to be handled appropriately.

Did you change the floorplan? How?

I moved the kitchen location to make it at the rear of the property and to allow for a flow from the kitchen to the outdoor space. I created a dining off the kitchen, opened up the living and dining/kitchen to open plan and opened the rear of the house to the yard. I created a European laundry, made the bathroom twice the original size and turned the old kitchen into a bedroom.

How did you approach the decor and styling? What was your target market?

When renovating to sell, it is so important to walk the fine line of appealing to a huge market. Even when you think you know your market you have to play it safe ‘ish’ to some extent. Yet at the same time make sure it stands out from the crowd enough that someone will pay top dollar for it.

Did you enjoy this reno?

I love every renovation, my happy place is on a building site!

What sort of interest was there in the property?

There was strong interest once the property was on the market. There were offers on it the day after it went to market, and an offer accepted within the first week.

What are your top tips for dealing with trades?

Be kind, be honest, be involved, be real and LISTEN! As well as this take coffee and kebabs.

How do you know when to spend or when it’s not worth doing something? How do you avoid overcapitalising?

You must know your market and you must know what the end-user will expect. When renovating for sale it is all about them and how you can get them what they want on a budget. If you can define who is going to buy it, and what other houses they are looking at, you can make sure that you are on the money with your inclusions. A detailed property comparison is essential before you even commit to buying the property.

Got a question for Naomi? Ask it here.