Kitchen/diner add value?

[rsbhj]

Hey


The property in question 3 bed detached, Whimpey Homes build 1970s, outskirts of Edinburgh 6/7 mile from city. Bought in 2015

House currently has a separate dinning room and Kitchen.

I am looking to replace this with one main room kitchen/diner and wondered if by doing this I would see a return or close to return on my outgoings???

I would be looking at a top end budget of £15k and lower end £11k.

The current dining room was painted and ceiling re plastered, modernised etc in 2015.

The kitchen was fitted in 2010 at an approx cost of £8k.The kitchen however is still in good condition and new white goods in 2015.

I would be looking to sell and move in prob 3 years but that depends, I am in no real rush but just don't see this house as the one I want to stay in and extend and stay in for years.

My wife thinks it will add value?

I think it will make it more appealing to buyers and maybe only see 50-60% return? I'd accept 50-60% as the use we will gain from the room will be great, I currently hate the 2 separate rooms.

 

[motorbiking]

What does the outgoing represent as a %age of the value and how close to the top of the price range are you currently compared to the competition.
On the face of it, it doesn't sound like it would add value. But I've no idea what the going rate is for your house.

Given you spent 8k on the kitchen. I'm surprised you can do it for 15k? I'd have thought you'd have wanted to replace/open up the outside doors too - thats gotta be 3-5k easy.

 

[EFLImpudence]

I am looking to replace this with one main room kitchen/diner and wondered if by doing this I would see a return or close to return on my outgoings???

Not in my opinion.

My wife thinks it will add value?

It won't.

I think it will make it more appealing to buyers and maybe only see 50-60% return?

40-50% loss, you mean.

I'd accept 50-60% as the use we will gain from the room will be great,

That is a different matter. Up to you.

I currently hate the 2 separate rooms.

Buyer may prefer it.

 

[rsbhj]

Hey

I never put the kitchen in but this was my father in law when he lived here and he bought expensive appliances etc that he never needed, so £8k was higher end.

£3k is what I was quoted for adding patio doors.

We bought the house in 2015 for £250k (valued at £255k in 2015) similar selling for £300/310k 2017/2018

I've asked local surveyor we have used previously for some advise. Seems to be every home website out there tells you it will add value, I am just not sold, adding rooms make money.

 

[motorbiking]

Don't make the mistake I did. That being listening to the wife.

Is there an option to extend the kitchen to achieve the same goal? It would cost more, but would be more likely to add value.

 

[noseall]

Kitchen/diners are big in fashion at present. We did a lot of them (aboot 7) last year. People are spending more time in this area and it is becoming the 'hub' of the home.

You rarely recoup the money spent on the kitchens themselves but it is likely to make your home more saleable.

 

[rsbhj]

Extending is possible, but I don't want to stay in this house long term and don't want to spend the time/money in extensions, looking to move in 3 years ish

Agree fully on this "Kitchen/diners are big in fashion at present". I spoke to the local surveyor a few mins ago and she advised the same that it wouldn't add value, as same floor space is still present, but would add desirability/more sellable and that way someone may pay more that the valuation and you could get some or all of your money back that way, but fully dependent on market and buyer. For valuation purposed it wouldn't add value.

I have my gut telling me the same, forum is pointing to that also. Then you have all home websites and people telling you it will add value, a property solicitor in my wifes work even suggested this would add value. Are these people taking about if your kitchen/dinning room is in need of a complete revamp and instead of doing it as 2 rooms do it as 1 big one.

 

[Brigade77]

Agree fully on this "Kitchen/diners are big in fashion at present". I spoke to the local surveyor a few mins ago and she advised the same that it wouldn't add value, as same floor space is still present, but would add desirability/more sellable and that way someone may pay more that the valuation and you could get some or all of your money back that way, but fully dependent on market and buyer. For valuation purposed it wouldn't add value.

The things that sensible people look for in a property are : Location, no' of bedrooms, location, size, location, overall condition, location, location & location.

Don't forget that an estate agents valuation to get the sellers business often averages 10-30% above real market value !

 

[Diver Fred]

It's a woman thing... (sorry to be sexist but when I was office working the girls all wanted Kitchen Diners and the blokes didn't.) Me - I don't like them, the family house when I was child had that format and we never got away from the smell of cooking.

Personally if I was going to buy a house where the Kitchen and dining (or lounge) had been combined I offer would be that much lower to put the wall back.

If you want do it, do it but it doesn't add value and may actually reduce it.

 

[EddieM]

other than increasing floor space nothing adds significant value to your house. As said it may increase its desirability, kerb appeal and ease of sale but not much else.

 

[Notch7]

The current trend is open plan living.

If you want to do it, go ahead and enjoy it. But dont expect to recoup the cost.

 

[Doggit]

It won't reduce the value of the property, but as EFL suggest, you may not recoup the full costs, but you will make it more desirable. But if you're adding full width patio doors, then you could well get back the full outlay. The trick possibly, would be to see if you can keep the kitchen costs down, and reuse as much as possible, and maybe change the doors and worktops to give it a bit more life.

 

[rsbhj]

Thanks for all the posts, I've asked another couple local surveyors for their views, as there not real estates and not going to give me false indication. I think if I'm being honest I am going to shelf the idea, to spend the cash and then move in 3 years its not going to add up, better spending the £15k on the next move

Still cant get my head around why every home website, and even phil spencer tells you it will add value!!

 

[Doggit]

Still cant get my head around why every home website, and even phil spencer tells you it will add value

That's because most of the conversions that Phil oversees, are more than just a kitchen and dining room knock throughs. I suspect your kitchen doesn't really need doing by the sound of it, so I suspect you're doing more than is necessary. If you knocked the two rooms through and put in the sliding patio doors, it wouldn't come to £15K, and so would add value to the property.

 

[rsbhj]

I can't knock through without re doing the kitchen, kitchen likely to be £6k, and patio doors £3k, already at £9k on that alone