Renovating your home
What renovations cost, what adds value, and what to leave alone before you sell.
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Typical in QLD: 2.3% to 2.9%, plus GST. It’s negotiable.
Your selling costs
$29,500
About 3.5% of the price, with GST on the commission
- Agent commission
- $21,250
- GST on commission
- $2,125
- Marketing and photography
- $4,000
- Conveyancing or solicitor
- $1,400
- Legal documents and searches
- $450
- Mortgage discharge fee
- $300
You walk away with about
$470,500
Every 0.1% of commission is $935 on this sale.
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Renovating in Australia, in 2026
Cost ranges, finance, and return on renovation
Renovation costs in Australia have moved hard since 2023. Materials are up 15-25% on pre-COVID baselines and trade labour rates are up 20-40% in capital cities. Budgeting a kitchen at 2019 prices is how owners blow budgets before the first wall comes down. This hub gives current-market cost ranges, finance paths, builder selection and return-on-renovation guidance in one place.
Indicative 2026 cost ranges: a budget kitchen renovation (cabinets, benchtop, basic appliances) lands around $15,000-$25,000; mid-range $25,000-$50,000; high-end (custom cabinetry, stone benchtops, premium appliances) $50,000-$120,000. A bathroom renovation is $15,000-$35,000 mid-range, $35,000-$80,000 high-end. A double-storey extension runs $250,000-$500,000+ depending on size, complexity and finishes. A full house renovation is usually $3,000-$5,000 per square metre.
Financing a renovation is usually one of three paths: redraw or refinance against existing equity (cheapest, most flexible), a construction loan (released in stages against builder invoices, used for major work), or a personal loan (fastest, most expensive). The cleanest path for a $50k+ renovation is usually a refinance that pulls cash out of existing equity into an offset account, so interest only accrues on what you actually spend.
Choosing a builder is the variable most owners underestimate. Get three quotes for any job over $20,000, on a like-for-like scope. Ask for builder licence numbers (and verify them with the state authority), public liability insurance, home warranty insurance (for jobs over the state threshold), and references for completed work in the last 12 months that you can call. The cheapest quote is rarely the cheapest job by the time it's done.
Return on renovation varies sharply by job. Kitchens and bathrooms typically return 60-90% of cost at sale. A second bathroom in a 3-bedroom house often returns 100%+. Cosmetic refreshes (paint, flooring, landscaping) return 200-400% on dollars spent. Extensions and pools rarely return their cost — they're lifestyle decisions, not investments. The 'always-skip' for resale: high-end appliances, custom cabinetry, premium finishes that future buyers may not value.
Numbers for a renovator
Working out whether the job stacks up before you sign with a builder.
Common questions
How much does a kitchen renovation cost in Australia?
Budget kitchen (flat-pack cabinets, laminate benchtop, basic appliances): $15,000-$25,000. Mid-range (custom cabinets, stone benchtop, mid-tier appliances): $25,000-$50,000. High-end (custom cabinetry, premium stone or engineered surfaces, integrated premium appliances): $50,000-$120,000. Plumbing relocations, electrical upgrades and demolition add to the base cost. Get three written quotes on the same scope before you commit.
How much does a bathroom renovation cost in Australia?
A standard bathroom renovation lands at $15,000-$35,000 for mid-range fixtures and finishes. High-end (premium tiles, freestanding bath, frameless glass, double vanity) runs $35,000-$80,000. Allow extra for plumbing relocations, structural changes and waterproofing. Bathrooms typically take 3-5 weeks of trades-on-site for a like-for-like swap, longer if walls move.
How do I finance a renovation in Australia?
Three common paths: refinance and redraw against existing equity (cheapest interest rate, most flexible — best for jobs over $30k); a construction loan (released in stages against builder invoices, used for major structural work); or a personal loan (fast to set up, expensive — only for small cosmetic jobs). For most owners, the cleanest play is refinancing into an offset account so interest only accrues on what's actually spent.
Which renovations add the most value to a home?
Cosmetic refreshes (paint, flooring, modest landscaping) typically return 200-400% on dollars spent. Kitchens and bathrooms return 60-90% if done to a mid-range standard appropriate to the suburb. Adding a second bathroom to a 3-bedroom house often returns more than 100%. Extensions, pools and high-end finishes rarely return their cost at sale — they're lifestyle decisions. Always benchmark against what comparable sold homes in your suburb actually have.
Do I need council approval to renovate?
Depends on the scope and your state. Internal cosmetic work (paint, flooring, replacing fixtures like-for-like) typically doesn't need approval. Structural changes (moving walls, plumbing relocations, electrical) often need a Complying Development Certificate (CDC) or a Development Application (DA). Extensions, second-storey additions and major facade changes almost always need a DA, which can take 2-4 months to approve. Check with your local council before any quote becomes a contract.
Should I renovate or sell?
Rule of thumb: if the renovation cost plus your current home's value exceeds the sale price of a comparable already-renovated home in your suburb, sell. If it sits below, renovate. Add a 'cost of moving' premium of $30,000-$80,000 (stamp duty, agent fees, conveyancing, moving costs) to the renovation side of the equation. The 'renovation rescue' calculation is usually closer than emotional attachment suggests.
Selling a home
Ten chapters on selling well, in order: costs, preparation, choosing an agent, marketing and the contract. Free. Tell us where to send it; nothing else is sent unless you ask.
When you want an appraisal
A licensed real estate agent who acts for you, the seller: appraises the property, markets it, negotiates with buyers and manages the sale up to exchange.
Ask for an appraisal introductionWhat they charge: Selling agents charge commission, typically about 1.6% to 3.25% of the sale price depending on the state and the agent, plus marketing costs. It’s negotiable and must be in your agency agreement.
Where we can help: We introduce participating selling agents across your state. If none covers your suburb, we’ll tell you rather than send you to someone who doesn’t know it.
How we’re paid: Our introductions are free for you. The agent we introduce you to pays us a flat fee for the introduction, whether or not you go ahead with them. We take no share of their commission. It doesn’t change what you pay them, and you’re never obliged to use them. The full detail
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