Didn't know anyone still did the free making on curtains anymore, but Spotlight do have a lot of sales on ready mades - it is just getting the size. Most of Spotlight's ready mades are thermal backed too, which could be practical for you, they do make a difference keeping the cold out, but I like to have a sheer behind as they do block out light. I liked the idea of a nice rich cream brocade and there is usually quite a bit of choice in that sort of thing. Loved your outlook too, looks lovely and peaceful. I do like colour through my home but not that much and I weave 3 or 4 colours through the house to tie it all together. Maybe Bunnings had a sale of wrongly mixed colours :)) I think you have done a great job downstairs, you have created a simple backdrop to let your furniture and furnishings shine and set the mood. No, I was talking ceramic tiles for the bathroom, I just had my bathrooms done and had the option of laying tiles over the existing tiles to save costs. I would only do it as a temporary solution, if you think you might redo the bathroom totally down the track, but I know others who have done it to save costs and the step hasn't been a bother, I guess it would depend on the tile you chose. I ended up with a bit of a step anyway because the tiles I chose were quite thick. Just trying to think of options for you. There are also outdoor carpets that might work, they used to be quite patterned, but if you like Persian, you might find something along those lines. Trying to think now where I have seen them. I'm wondering if Bunnings might have something.

For a rental, I would look at creating a car park where the front lawn is. off street parking is a bonus in most area, it might also be used as a turn in so you don't have to reverse out of that driveway. And maybe set it up as somewhere to store the wheelie bins too. Also I would take a good hard look at that massive tree in the front corner, and any other trees near the house. The roots may have caused the existing structural problems, and if so would create issues with a new build. Finding a decent property manager and excellent tenant would be my priority though. If you are in a popular location and asking fair money then you may not need to do much. While a buyer cares about cracking brickwork, a tenant won't care as long as it doesn't leak. Maybe defer spending on the home until you have a tenant, in case you can claim the expenditure on your tax- seek professional advice on this one.

you are super-patient!!! :) :) thank you :) I'm so sorry but I do actually have a couple MORE thoughts!! argh! there are just so many different options.... and this is a bit of an all consuming puzzle to try to solve. here they are: 1) study could become main bathroom - leaving new Bed 4 as per plan since it is bigger & a better size for guests. in this option, some area could be stolen from the study to boost ensuite size - even if it just made the ensuite 1 full metre. Ideally not requiring study window to change. 2) WC could potentially be separate either within this space OR at the back of the old kitchen (allowing for the remaining, longish hall wall to be shorter again) oklouise you may think some of these ideas are not very workable & I'd be so glad for your feedback & comment (and anyone else's comments as well), it's really so incredibly helpful - unbelievably helpful - to have everyone's input. i'd love recommendations on which ideas & options might work best for that balance between function & budget

Thanks for posting... but none of those are venetian top down blinds. They are honeycomb top down blinds. The advantage of the venetian top downs are that you don't lose the view and can direct the sunlight to the ceiling or floor etc