Enhancing a home's resale value

Everyone agrees that kitchens are at the top of the list when considering what renovations give the best resale value.

Property Institute president Alan Ford recommends looking at what others have done in the street before renovating to sell: if others have upgraded their kitchens, then spending money on a new kitchen is even more likely to produce a good return. (Similarly, if the garden is below the street's standard, bringing it up to scratch will pay dividends.)

A kitchen might sell a house, but it depends on the original style and design: a modern kitchen can look out of place if it does not harmonise with the rest of the house.

Registered Master Builders Federation president Hank Lieshout confirms that kitchen and bathroom upgrades top the list of wise investments. People looking at houses invariably ask first what the kitchen is like, then what the bathroom is like.

"We have found that a well-organised and user-friendly kitchen will sell a house," he says. "And when it comes to the bathroom, these days it is a sound idea to consider adding an en suite."

Mr Ford says many older houses have a view that was ignored when windows were put in: a substantial redesign to take advantage of the view, after consulting a valuer, is likely to give a good return.

Natural light in the living areas is often overlooked when planning alterations, when bigger windows makes a big impression. "However, it would be a poor investment to put aluminium windows into a wooden or brick house with wooden joinery, because many potential buyers would be put off by the clash of wood with aluminium," he says.

Insulation is another good investment, because it is a good selling point - under-floor insulation, especially, which makes a house drier and warmer.

When older houses were designed, living areas were often congested, so having French doors open from a small room on to an inexpensive deck or patio makes a good impression.

Making the approaches and front entry attractive can also show a good return. Mr Ford says redirecting the paths so that they lead the eye to a new door or tiled area can often be done for insignificant cost. Other relatively inexpensive items to attract buyers include brick barbecues, trellis screens strategically placed to hide eyesores, and exterior warning lights to discourage burglars.

"All of these add value well beyond what it costs to install them. Even an hour spent with a long-handled brush and a hose to wash down the exterior can make up a potential buyer's mind."

"It is usually a waste of money, and can be a disadvantage, to redecorate, especially indoors. New owners invariably start with new paint, curtains and floor coverings - 'tagging' the house as their own property.