Hi maryprior892 Thanks for posting the extra information it all helps in gaining some understanding, I think it is possible to improve this existing house in a cost effective manner. Just a minor item that I picked up in regards of equipment - I think you mentioned that the existing STORAGE is actually a covered internal courtyard - I also notice that you have a hot water unit in this space - you should check that the hot-water service (if it is a gas unit) that it has sufficient ventilation and is not an external units that has been closed in - any plumber will give you this information - enclosing gas units that are designed for external use is not a good idea. I think that if you are going to make changes it not only should suit you, but also have a good resale opportunity - considering your upstairs areas it might be better to add a decent En-suite and walk in robes and getting two or three bedrooms downstairs - in this way you would have parents areas separated from children - this might have better resale and use that a tiny ES. The third bedroom downstairs could be gained by enclosing the RUMPUS room and providing access to bathroom areas by a corridor to existing bathrooms. This would also aid in getting containment areas for heating - at the moment the plan shows one open space including the upstairs - lots of heating in winter in Tasmania for all that area - some compartmentalization would probably help in combating yearly heating costs. The existing living area are certainly ample, so the loss of the rumpus to a bedroom does not detract greatly to the overall house, and in the meantime you could use the new downstairs bedroom/rumpus room as you have already mentioned as a library. I think this is achievable, but before doing a physical change, I would have a fully developed plan which includes all existing and proposed furniture to scale, with a few 3D views to enhance the concept. (It easier to change drawings than walls - a lot less dust and much cheaper) I would then obtain the opinion of a Real-estate agent (the Real-estate agent you bought it from is not a bad place to start) and maybe two others. This might help in making long term decisions in regards to investment for the future. Staging your proposed renovations is also another approach that you might investigate. Above all I would retain and obtain as many ocean views that you can possibly get, I assume that the ocean views are at the front of the house (" revealed an open fireplace in the front lounge which also has ocean views so that is fabulous.") If possible you might consider developing an external eating/sitting/entertaining area with ocean views - I certainly would be a buyer, and I would assume that it might be supported by the real-estate agent. I hope this is of some help, I would be happy to comment further on this design as more information becomes available. Michael Manias Manias Associates Building Associates mm407p@gmail.com

Hi Kate, if you wish to get free advice from a professional interior designer, have a look at Milray Park Online Design Bar. Our Design Team would be more than happy to help you find the perfect tiles for your bathroom :)

Hi I agree with the above comments, you can have pendants on a 2400mm ceiling. To keep the design uncluttered, make them not too intrusive. Choose transparent open designs or clear glass or petit shades. We have got used to higher ceiling in many new builds but a lower ceiling in the kitchen area also gives you more lighting options as some pendants don't have long enough drops for higher ceilings. Here are some ideas.best wishes

R M - I thought that you were looking for a low budget makeover? I would guess that from your photos that the substrate behind the splashback would be plasterboard, and that the splashback tiles have been adhered to the plasterboard. It will be tricky to remove the tiles without damaging the plasterboard. You need a smooth flat finish for the new splashback, but you can't easily put in new plasterboard as you have left the base and overhead cabinets there, with the original plasterboard behind each cupboard. An expert plasterer might attempt it, but it is going to be another new trade doing a time consuming and fiddly job, with a good chance of a dodgy joint between the new plasterboard and the old plasterboard. Glass splashbacks look great but they are custom made for the space - so the hole for your microwave powerpoint has to be measured precisely and cast when the glass is made - it can't be cut out later. For the amount of measuring and labour involved custom made glass splashbacks aren't a cost-effective splashback material for a low-budget kitchen makeover, which is why I didn't suggest it. There are acrylic options which are cheaper, but can melt when adjacent to a gas flame - and it still needs a flush, flat finish underneath, not plasterboard that has been half destroyed by removing old splashback tiles. At the end of the day it comes down to balancing between what you would like, and how many big dollars you are prepared to pay. For a kitchen that old I would be keeping my expenses conservative and be saving for a new kitchen (with a glass splashback, island bench, microwave shelf and new flooring) to be installed in ten years time. Best of luck with your research, Dr Retro of Dr Retro House Calls