WA: renovation for a retain and build (North Perth)

Discussion in 'Renovation & Home Improvement' started by Westminster, 24th Mar, 2019.

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  1. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Everyone loves a renovation thread so I thought I'd do one for an interstate client that bought a project site here in Perth that is currently being renovated.

    This site is in North Perth and is approximately 3km from the Perth CBD.
    There is enough room at the rear of the dwelling to create another block which will have a house built on it this year.
    The existing house has a lot of period charm but some interesting decor and a bathroom that had a rotten floor

    The intent is to improve (value add) the existing dwelling so that it can be sold. The renovation will include:
    - sand and polish the existing floorboards
    - paint and patch internal walls and new ceilings in a couple of rooms
    - remove a wall to the living room to create a larger open plan kitchen/living/dining
    - add an internal wall to create a new bathroom
    - new kitchen and laundry and powder room
    - rewire and replumb and a new sewer run in (new house will be built over this so best to replace to avoid future issues)
    - turn the existing kitchen into a bedroom
    - fix broken roof tiles, clean roof, fix barge boards, replace some gutters/fascia
    - few other bits an pieces - 29 line items of interior and exterior work.

    Total cost $80k. The big ticket items are $27k new kitchen, bathroom and laundry. This is not a DIY reno but being done by a builder so whilst it does have builders margin included there is also access to their regular trades and wholesale buying power.

    PS this is Perth and 99% of the time our internal walls are brick and external walls are double brick. Taking out walls, adding windows definitely adds to costs.
     
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  2. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    This was the existing floor plan. The storeroom, backyard dunny and laundry needed to go to create the rear lot. The bathroom with it's rotten everything was demolished and not replaced.

    upload_2019-3-24_11-58-31.png

    This is the new design

    upload_2019-3-24_12-3-49.png
     

    Attached Files:

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  3. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    This is Bed 1: the deluxe carpet will go, robes will be built and a new coat of paint. This ceiling stays and I'll find a nice light fitting for the ceiling rose

    [​IMG]

    Bulkhead for the robes done:
    0A488B78-4A84-4BF0-8F38-0E9316F9A819.jpeg
     
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  4. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Bed 2: sorry for the blurry photo. I'll try and find a better one. The beautiful wallpaper comes off, paint, polish the boards and new built in robes.

    7180E03F-AF9B-4345-AB62-4F951A1275F2.jpeg
     
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  5. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    New bathroom being built into the lounge and new window for bathroom
    The gorgeous carpet of various blue hues is staying down for as long as possible to protect everything from tools, falling bricks etc


    DEBCAADE-D99B-4B13-99C8-21B2B42C131B.jpeg 65B899D0-41A8-4616-A33D-939B1FC47697.jpeg
     
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  6. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    This is the area which will become kitchen, dining, lounge. This combined area gets a new ceiling as as the cornices are different in each room and then we can put in some downlights and a pendant over the island bench.

    The window has come out so it can be raised to bench height

    0925A426-2DAD-44E0-A094-DDA562918999.jpeg DA80A2F9-320D-47A9-81C9-3A3FD983FE1D.jpeg 20E0B00E-9FA6-43BB-AC22-73297C3681C0.jpeg C4D130D7-8D99-4EBC-B70F-29FA1D089BB5.jpeg B53A6299-B95E-4E9D-80D5-DEA0B8354182.jpeg
     
    Last edited: 24th Mar, 2019
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  7. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    This is the old kitchen which becomes bed 3

    82B2EC36-32E8-466E-80F4-E66EDCCAA95E.jpeg 27E83925-7DC4-4887-97E9-AC7B48047E7C.jpeg 705E58C8-CE69-42FF-A246-E6D1142A72A9.jpeg BD632E08-73EE-4F5B-98BB-AFC0B6991E55.jpeg
     
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  8. Sackie

    Sackie Well-Known Member Premium Member

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    Interesting project @Westminster . Can I ask what are the projected returns on total cost spent for reno and build ?
     
  9. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Total development cost including holding costs, renovation, construction, my fees, contingency, strata etc but not including tax or GST is $1.42m with a projected end value of $1.65m
     
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  10. Sackie

    Sackie Well-Known Member Premium Member

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    Thanks Myf.
     
  11. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Renovation is ticking along. All the structural work is pretty much done

    Dodgy pano shot from kitchen to lounge area now it’s all open up. You can see the new ceiling frame and the new kitchen window size
    3162AC06-1830-4707-84F7-3E0AC1609D6A.jpeg

    New Bathroom

    E0CF0DF0-2D3E-4E27-9E43-128B602CE972.jpeg

    New laundry/WC
    C9839079-EF20-475B-8540-50151BB77B3C.jpeg
     
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  12. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    New ceiling is going in for the living areas
    813EA09C-6D2B-4256-BDFA-0706B9975503.jpeg

    Bathroom walls getting ready for tiling and new ceiling
    682BE6C6-D768-4C14-8BC3-9C36F2CEA5DC.jpeg

    All the new electrical work has been chased in. The new location for the TV is above the fireplace
    753A06C5-4509-4879-85D2-D457CCF28764.jpeg
     
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  13. Arnel

    Arnel Well-Known Member

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  14. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    All the gyprock work is finished and the ceilings walls are skimmed/patched. If you look at the window at the end that is the new window that replaced a much larger window. The sill was raised up so that the kitchen bench could go in and lowered so that a canopy rangehood can go there. That is the location of the freestanding oven. We could have bricked it all in but it's a crucial source of light. It's a fixed window as it's in front of a flame.
    77281E7A-32EB-4FAE-8020-6007556693F6.jpeg

    Hello bathroom. Floor leveled and walls prepped for tiling. A whole new window was put in here as this was the end of the loungeroom and although a skylight could have provided light it was nice to have good ventilation too.
    1BB462B7-84F7-46BF-B550-6535600C42ED.jpeg

    Robes are now gyprocked too
    923C2090-E115-4176-8DF3-49C37124B49E.jpeg
     
    Last edited: 19th Apr, 2019
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  15. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    All the structural work is now done and we move onto the exciting stuff where it's not building it's interior design - the pretty work where it moves from being a construction site into looking like a home

    Bathroom tiling has started. It's a very simple light stone/concrete grey with the floor and walls in the same colour. There is going to be a lot in this bathroom so I went with a simple choices so that it doesn't look too busy and cluttered.

    EC5C3A39-1F6E-4EEF-8A18-B6F2BB12A4F0.jpeg

    The rear has some render work to tie in with the half height render at the front and future protect the lower bricks as they are getting on a bit.

    2AB0DDAE-EBEC-497E-B114-708590EB5D75.jpeg

    Some "feature" render work. This is the other side of the new kitchen window. The whole was much bigger and there was no way to match the bricks so it's rendered around the new window to hide the mismatch new bricks behind. I love it.

    93B7F6FC-48C3-4073-8696-4DB44E676BBB.jpeg
     
    Last edited: 19th Apr, 2019
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  16. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    That beautiful flowered wallpaper is gone. Thankfully the plasterwork didn't all come off with it but I understand it was well glued on!

    0825486E-D4B5-4B2C-A660-1922BA474DE5.jpeg F4D12915-1FB0-4380-9FC9-CBA5440FF27A.jpeg
     
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  17. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    By the way this is bathroom tile and the colour of the vanity

    EC8CD4B5-EED2-4931-9D66-0FF1EFD1C6A9.jpeg
     
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  18. Sackie

    Sackie Well-Known Member Premium Member

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    nice wallpaper u chose there :p
     
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  19. tl_6100

    tl_6100 Active Member

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    The renovations are looking great @Westminster ... it makes me wonder what's happening with the back yard? Is your client looking at a something big or a few more of these nifty single person dwellings?
     
  20. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Something BIG :) It's a 3 storey 3 bedroom, 3 bathroom house. The top floor is a multi purpose room which could be a living room or a 4th bedroom. We've designed a kitchenette, bathroom. desk and robe up there and a nice terrace with great city views.