Renovate Kitchens & Baths: Impact
Why these rooms first
Kitchens and bathrooms drive daily usability, hygiene perception, and the first impression that influences rent and sale decisions more than any other spaces.
Owner outcomes (typical ranges)
- Sale price uplift: +5–12% when both kitchen and main bathroom are renovated to quality mid–upper spec.
- Rental uplift: +8–18% achievable with durable, contemporary finishes and efficient fixtures.
- Days on market (sale/lease): −20–40% vs similar properties without upgrades.
- Maintenance calls (first 24 months): −25–50% with robust fixtures, proper waterproofing, and tested appliances.
- Utilities (tenant appeal): water/energy use −10–25% with efficient taps, showers, WC, and LED/task lighting.
(Actual results vary by building, location, and market cycle.)
Cost guide (percentages only; baseline = full interior refresh without kitchen/bath replacement = 0%)
- Kitchen (mid–upper spec, like-for-like layout): +25–45% to the baseline project cost.
- Kitchen (with layout changes: MEP relocation/structural): +40–70%.
- Bathroom (full strip & rebuild, mid–upper spec): +15–35% per bathroom.
- Premium upgrades (stone tops, custom joinery, feature lighting, niches, walk-in shower): add +10–25% to the above scopes.
- Programme impact (time): a coordinated kitchen + bath package typically adds +10–25% duration vs a cosmetic-only refurb, but cuts rework later (−10–20% total schedule risk).
What adds the most value (spec priorities)
Kitchen
- Layout efficiency (work triangle, clear prep zones).
- Durable, water-resistant carcasses; soft-close hardware; stone or high-grade composite worktops.
- LED task + ambient lighting; ample power/USB; proper extraction to exterior.
- Mid/high-efficiency appliances with visible quality.
Bathroom
- Certified waterproofing system (primer + tapes + 2 coats), flood-tested before tiling.
- Walk-in shower with linear drain and correct falls; quality mixers/flush plates.
- Large-format porcelain or stone-look tiles; sanitary silicone lines clean and continuous.
- Quiet, timed extraction (humidity control), warm LED mirror/vanity lighting.
Risks & how to avoid them
- Leaks & damp (highest financial risk):
- Avoid: skipping a full waterproofing system or flood test.
- Do: 24-hour flood test; document photos before tiling; approve weep and fall details.
- Hidden MEP issues:
- Avoid: covering old pipes/wiring.
- Do: pressure tests; new shut-offs; GFCI/RCD protection; labelled circuits.
- Over-spec for the area:
- Avoid: niche luxury choices in entry-level markets.
- Do: target durable mid–upper spec that photographs well.
- Poor sequencing:
- Avoid: flooring before wet works; painting before tiling.
- Do: follow the order below; protect finishes until handover.
- Inconsistent brands/parts:
- Avoid: mixing systems (drains, waterproofing, adhesives).
- Do: one certified system per wet area; keep a spare kit for future repairs.
Recommended sequence (kitchen & bath inside a full renovation)
- MEP rough-in (new lines, drains, ventilation) → pressure tests
- Substrates (screeds/renders; check moisture)
- Waterproofing (wet areas) → 24h flood test
- Tiling/stone (set-out, movement joints)
- Cabinetry & worktops (templates → fabrication → install)
- Appliances & sanitaryware (connect, test)
- Lighting & controls (scenes, GFCI, dimming)
- Silicone sealing (after all heavy installs)
- Commissioning & clean (water/heating/extract checks; polish; manuals)
Material choices that balance ROI
- Worktops: composite stone/porcelain = high durability and resale appeal.
- Cabinet carcasses: moisture-resistant boards; full-extension soft-close runners.
- Tiles: rectified porcelain for crisp joints and low upkeep.
- Fittings: mid-tier mixers/showers with ceramic cartridges; wall-hung WC with in-wall frame for a premium look and easier cleaning.
Communication & management (what keeps value on track)
- One project lead (single point of accountability).
- Weekly report with photos, % complete, next steps, and decisions due.
- Mock-ups & samples: approve one vanity wall, grout color, worktop/door combo before mass install.
- Change control: every change documented with scope + % impact on cost/time and signed.
- Handover pack: warranties, waterproofing photos/tests, appliance manuals, valve map, and cleaning/maintenance schedule.
Quick choice guide
- Renovate to rent: focus on durability and easy cleaning → LVT/porcelain, robust mixers, extraction, LED. Expect +8–18% rent potential with appealing design photos.
- Renovate to sell: emphasize visual impact in kitchen/bath (worktops, lighting, shower design) for +5–12% sale uplift and faster view-to-offer conversion.
- Renovate to keep: invest in waterproofing, extraction, efficient appliances, and quality hardware for −25–50% fewer defects and −10–25% utilities over time.
