Kitchen Reno Perth recomendations

Looking at renovating the kitchen on a investment property before i put to market for sale.

Weighing up on resurface and new doors or a total rip out.

The sale price on the house will be around $630,000 - $680,000

Any recommendations appreciated

The mismatch floor also getting some attention

 

ripping it out is strewn with problems unless you are going to be replacing the entire flooring materials you would need to get a kitchen with the same footprint as the one you have already ,waste of time and money .
from your picture the doors seem to be handleless at one stage and handles added later for common sense perhaps.tops can be removed and replaced from the looks of it same as the doors .
conclusion :
replace tops ,get new doors made and go back to the handleless layout ,stainless steel kick boards ,glass splashbacks .
that,ll do for starters

 

Just got first quotes back
kitchen rip out and new install $$28000.

Replace kitchen top with stone top $5000

TIme to get some quotes on replacing the 10 doors.

 

Jesus the markup on labour is huge for stone...
No more than probably $1000 worth of material..

 

yep was just as shocked when i saw the price of a sink at Bunnings $400

 

$28k??? Are they on drugs??

With stone tops call stone masons direct and get quotes. Also, ask a fair few of them what they have lying around and need to get rid off, I got stone tops done for barely more than laminate by doing this. This top in kitchen cost me I think $1500 installed which was decent for Caesarstone
https://m.realestate.com.au/property-villa-wa-maylands-115377051

 

Yep looks like I found a stone mason. $2000 for 6m of kitchen top with the estimate for installation $1000.

Now to get some prices on Kitchen doors bunnigs about $70 a door.

 

Which stone mason? Who's doing the installation? Far cry from $28k. Great job!

Are you doing your own rip out?

 

Nice, @sanj

Which stone masons do you go to?

 

Honestly I'd have to look it up but wouldn't recommend this particular guy. He does big quantities and has been in trade a long time but is rough as guts and pretty aggro, surprised he wasn't a concreter with his attitude...I'm used to and comfortable dealing with people like that but most would hate it. Also usually needs minimum 3 or 4 at a time.

I did come across a chinese mob in Malaga who also had some excellent prices for engineered stone, will try to find them. I'm sure I posted about them on SS at some stage. They were happy to do 1 or 2 at a time and were more pleasant to deal with. Good pricing but not as cheap as the other guy

 

@Catalyst @7DD4 might be worth checking these guys out, they're having an off cut sale
http://stonesolutions.net.au/off-cut-sale/

I can't seem to find the other place on my phone atm, I remember getting a decent price from austrend as well but didn't follow through so can't comment on quality of service

 

Thanks @sanj

 

If you need cupboard doors custom made, try going directly to Laminex Industries to get a quote. Once made, you could probably install them yourself. Timber laminate flooring can be laid directly over the tiles to keep costs down. I would recommend staging your property for sale - particularly in this price bracket. I can recommend staging companies if necessary. I wrote a blog post about property staging too. Hope this helps.

 

The photo isnt the best but it looks ok to me. Maybe paint the cupboards to make it look more modern and handles? Also what is the return on the investment i.e. how much will it increase the potential price by?

 

Do you have anymore photos?

Is their bench space on the other side of the kitchen?
Have you looked at just putting in a island bench top where the sink is to open it up?

Also it looks like you have room to put a double oven or two separate ovens where the current one is.

 

Have you had a sales apprasial? My parents sold a house this year and I was ready to do a full kitchen reno for them but the sales agent said most people wanted to put there own in and they wouldn't pay anymore if it was updated or not, to my surprise. We just cleaned the house to an inch of its life and put a couple of $1ks into staging the property with furniture/rugs/wall prints.
I did get prices on spraying cupboard doors it was going to be about $3K and not worth it in imho
Have you priced the stone overlay system, something like this:
http://granitetransformations.com.au/?gclid=CIqFpNPevcYCFQyVvQod6-UPhw

My parents already had this on theirs and it looked good once it was cleaned and cleared plus a nice bunch of flowers!!

 

@sanj Most likely it would have been Advanced Stone - http://www.advancedstonewa.com.au/

 

Got this price from the StonesuperStore in Bayswater

 

$600-$620 with kitchen as it is, with the potential of getting $650-$680 renovated.