Hi fb57, Great charming federation house, retain the front and fix the back, then maybe later you can put in a granny flat - depending on cost and local council bylaws. I would not put in an attic - stairs are a good place for mishaps and as we age it might have limited functionality - but if its something you have your heart set on it might prove worth while. It appears that you are competent enough to do a decent measure up plan, going from what you have posted - you might need to take a few photo and a few other dimension to get a good design from someone working online. The idea is to get a design that you are happy with and then get a local competent Drafts-person to do your working drawings for a Building Permit and then get it built with a Builder of your choice. This would result in my opinion in a significant saving and a design of your choice, especially if you are willing to do some of the legwork with council and other authorities. To get a good design that you feel is a solution to your requirements, you need to produce a variety of design schemes (plans elevations perspectives etc.) and this can be done online with any competent Building Designer that you can get along with. It will not take one go at it - and it will not be quick, as you need time to digest every scheme but generally it works out in the long run. These are some of the things I would look at: 1. The possibility of breaking up the build into stages - maybe stage one do the renovations at the back and the stage 2 place in a granny flat. 2. As you have good access on both sides of the property I would place a new garage on the largest width and possible gate and walkway on the other side to give individual access to the granny flat. The new garage would be as closely to the front as possible, with the new fence an gate on the other side it would greatly improve security. 3. Depending on budget I would provide a bathroom shower and toilet with a walk in robe to the main bedroom and redo the kitchen and laundry if required. 4.The area next to the lounge area I would develop into an external entertainment area. 5 Since you mentioned that you have a "Fibro Extension" it implies to me that you may have asbestos on the property - get an expert in and determine if you need to remove asbestos when you renovate - this is a dangerous material and you should take all precautions possible to avoid long term damage. 6. An indication of the position of your neighbors windows and setback might also help in providing a design that complies with your planning laws and respects your adjoining neighbors. Like all things it will take a few revisions to get it right , but if you are willing to work at it, it will payoff in the end. The first thing is to draw up the existing conditions to scale so that an initial proposal showing possibilities can be worked on. I would be willing to work on this project with you online, I hope this is of some help. Regards Michael Manias mm407p@gmail.com

Reversing the plan by making living and kitchen upstairs, and bedrooms downstairs is actually quite a big undertaking. You will need to factor in the cost of a completely new kitchen, probably two new bathrooms, plus all the new plumbing and electrical work for these changes. In addition your current home has good links to external living and decks that the current first floor doesn't have, and will need to be added. So in answer to your question, first floor living to take advantage of the views will improve the value of your home on the market. However lots of older households don't like first floor kitchens due to the distance for bringing in groceries and taking out the garbage. You need to look at your local real estate sales to understand how much extra a water view will add, as well as understand the costs (which will be a substantial six-figure sum to do it properly) to see if you end up ahead. By reversing the house upside-down you will not get any interest from potential buyers who appreciate the classic Pettit and Seviit split level design, and you will discourage buyers who don't like carrying shopping upstairs. If a water view increases the value of your home by $100,000, but it costs you $250,000 to do the renovations to achieve this view for upstairs living and kitchen then it doesn't add up. Refreshing the kitchen and bathrooms in their existing location will be a much more cost-effective renovation, and may actually have a broader market appeal. Best of luck with your research, Dr Retro of Dr Retro House Calls

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10 small repairs to sell your house better A small investment in renovating the home can be much more profitable when it comes to selling or renting it. A comprehensive bathroom and kitchen reform will be some of the most necessary. A small investment in renovating the home can be much more profitable when it comes to selling or renting it. Apart from a good image, it is also vital that the proper functioning of its infrastructure and facilities. Selling a second-hand house has always had the disadvantage of being in worse condition than a new one. If a product is shown in good condition and renewed, you can even raise its price. Spending money on your upgrade will allow you to get a return on investment. Likewise, it will increase its competitiveness with respect to the rest of the houses on the market with the same characteristics. Letting the home improvement experts do the dirty work for you. It is worth of your investment. 1. Comprehensive reform of the kitchen Although we are talking about small repairs, the kitchen is one of those that have the most impact and importance when it comes to selling a home. Change the floor, the coating, the entire plumbing and electrical installations, the tiles, and pavements, the countertops, the furniture, the taps, etc. If we add the kitchen furniture, without counting appliances, approximately the cost of complete reform could cost around $10,000. 2. Comprehensive bathroom update The bathroom, as Home Staging experts point out, is another of the most important focuses of attention when selling a house. For this reason, this room, along with the kitchen, will be another one that deserves one of the largest investments. Changing almost all the elements of a medium bathroom between 18 and 20 m² would cost between $4000 and $5000, according to scsgroup.com 3. Waterproof the terrace With inclement weather and changing seasons, this is usually one of the most common problems. The rainwater that filters through the terraces or roof terraces penetrates into the interior, degrading the interiors. Therefore, selling or renting a house in these good conditions will increase its value. For this, it requires the total cleaning of the terrace, fixing and repairing the tiles, and integrating insulating and waterproofing materials such as acrylic rubber, elastic polyurethane, asphalt fabric, etc. 4. Integrate the balcony in the living room Sometimes a small balcony doesn't look too good. Integrating it into a medium room can result in a spectacular room. With this renovation already done and a gleaming living room, the house will earn many more points with buyers. It gives more space to the living room as well as more square meters for the use of the house." 5. Change the floor The good condition of the floor is also another part of the house that must be taken into account. A renewed appearance will greatly re-value the property. A good idea is to remove the ceramic tile and add parquet, flooring, or laminate flooring. "Not only is it prettier but it provides warmth and they are also very resistant materials," they advise from scsgroup.com.au 6. PVC or aluminum for the windows Replacing the windows with PVC or aluminum carpentry with thermal break, both materials of similar quality, with a wide section, will ensure that the interior temperature is not lost. Isolating the house from the cold and excessive heat requires a change in the carpentry of the windows. This change will save a lot of money on heating, air conditioning, and air conditioning and will also help reduce pollution, with less consumption and less expense. 7. Double glazing A good closing for the windows is not enough. For good air conditioning, it will also be necessary to install double glazing or what is known as climalit glass, made up of two or more glasses, in addition to a sealed air chamber. Apart from thermal insulation, they will also do so from an acoustic point of view. Hire a pro for better result 8. Renew the furniture The appearance of the furniture is the 'cover letter' of the house and will also be important in making a good first impression for the buyer. You have to change those that are in poor condition unless you want a vintage or retro decoration, in which case it will be convenient to restore them. Changing it into a better distribution, renewing its textile accessories, adding new curtains, upholstering the chairs, or combining the sofa with cushions, will give very good results. 9. Change the pipes Renewing an old plumbing system will always be recommended sooner or later, especially for a second-hand home. In addition, it is one of the most common reforms and one that the buyer will appreciate. The most advisable thing is to change old materials such as galvanized iron, steel or lead for other more 'green' ones such as PVC or copper. For better result Hire a pro 10. Paint bath Painting a wall or putting a decorative vinyl wallpaper to highlight an area will give a completely new look. For better results hire a professional painter.