Can I suggest looking into having a quantity surveyor assess your property (and you can claim the cost of having this done). They will provide a depreciation schedule for you which will tell you how much each item will depreciate in value over the maximum number of years you can claim. If an item is at the end of its depreciable life, they will tell you what you are able to replace. Even if you only have tenants for a short while, you are able to claim depreciation for a pro-rata period that your asset is income producing. What all this means for you in terms of design - there may be ways to improve the look of your property in line with what you will want it to look like when you eventually move in, which could gain you a tax benefit. Of course, you have to have the $$ to spend on it in the first place. Oh - and in terms of furniture - do you know about Casey Auctions in Hallam? they are close by and you may pick up some really good bargains. I know we did!

That is a hard one with those tiles. I would have to think if you did a white, it would kind of work with the colour of your tiles. At the end of the day, they do need to be replaces, but as you said, due to budgeting reasons, you cannot, I can pass on this photo of a nice bathroom with those tiles for you though for inspiration... : )

ckat0076, you are most welcome. The porcelain tiles are fantastic. I have always been a wood floors lover and have lived with wooden floorboards for 20 years. But I must say the tiles are sensational, they have just been the best option for our family. You do not have to worry about anything happening to them, yesterday I dragged a big sideboard across the floors and no marks. No more worrying about water on boards. The only thing I could say is the tile I chose turned out to be lighter, when laid over the large floor space. The sample tile looked darker. I cannot remember if your house is a new build or a renovation as we had to have a 15mm screed under the tile. If you have any questions at all, I am happy to answer honestly.

Like the general layout of your kitchen,,,but I feel, as I do when anything resembling an island dominates a kitchen space, that the line of cupboards in your last photo with the wide island top, is intruding into the space and giving a feeling of cluttering...doesn't "flow", its like a baricade...and this feeling is repeated with your lovely modular lounge facing the TV. I feel I'd have the urge to throw myself over the back of the lounge so to sit and watch TV. I'm not really good at arranging already bought furniture in a new place so not the one to tell you what to do instead...but thought I'd give you my first impression on walking into your space. One thing I don't like for kitchens is islands of any kind. If I were confronted by that row of drawers and the solid looking island top...if it were mine...the first thing to be removed would be that...sorry I can't give detailed advise of what I'd have instead as that's a very useful work space, but it would be something more ..."open", maybe even something moveable that could be tucked away under a bench and pulled out when needed. I love your beautiful table and chairs...maybe move the table to that spce or maybe even have a second, lighter coloured, plainer, very stylish and unnusual but more casual table in that space...maybe even a substantial glass-topped table.? I'd have something that was both utilitarian, substantial and even ornamental.....for the feeling of 'lightness and non clutter"? Agree with bigreader......a rug under that lovely table would give it a lift.....maybe a dusty blue? If you like browns and nutty colours then dusty blues are a good "lift" colour. Also, think of blues for window dressings...whether curtains, blinds or even internal shutters. For curtains, See if you can find some of wide vertical striped fabric...preferably different pale blues....keep away from "greeny blues". Turquoise is a popular colour but I find that, for me, it drains the warmth out of a room no matter where it is used...and if you like browns and neutrals its not the shade of blue to put with them. See the blue you have on the side of your..."island"? Well, not as bright as that. Imagine it a couple of shades lighter and paler and dusty...like the blue of Wedgewood china...very sophisticated and is a good "all-rounder" - nothing much it does not complement...AND... Wedgewood is a "warm" blue. Many other shades of blue are naturally cool or cold and make one feel that way....good for beach houses though. In general I do not like blue, you won't find any in my house...(except where I thought it would appeal to buyers when I was going to sell up)... so this is a completely unbiased opinion piece. That's about the limit of my inspiration for your place tcmaim....Your table was my starting point. Not too many like the dark brown furniture...I LOVE it! Wedgewood blue and chocolate brown....YUM! For other colours I see off white or even a patterned creamy hue with dusty Wedgewood blues........and I'd have that colour on the kitchen floor too! Maybe unnusual and not very "en trend" but I think it would really work well in your kitchen.. maybe even as a splashback if you did the floor..and those little "In ceiling" lights would, in my view, look really nice and cosy up th whole area. The tall cupboard near the doorway.....for my liking it needs to be taken to ceiling height...as it is it gives the feeling of a flat pack piece that did not quite fill the gap. LR