The house seem to be really adequately planned, you appeared to have purchased a good property just from the plan point of view. As I have no idea where you are located it is difficult to determine the market you are trying to pitch the property, are four bedroom plus a selling point in the area? But just as an initial idea I think that the kitchen dining area may require to be redone perhaps using an island bench and maybe even a scullery and large walk in pantry. Four bedroom may house more than five or six people and that requires a decedent amount of food storage including a large fridge and a freezer and a butlers pantry. The entry seems to have a large number of stairs and is relatively narrow - carting the groceries up those stairs once a week for a large family I do not see as a good selling point. Some redesign for a greater access could be a good idea, depends a bit on the slope etc. (Indication of levels or a photo would help) I assume that the carport is at the front (Not the garage) - Its difficult to determine 'curb appeal' from the information you have provided - but I would suggest that this should be looked into carefully, for after all, this is the first thing the prospective purchases sees - and if they are bidding on the property at auction its ever present during the auction process. Here are some of the things that I would attempt (you may have already considered these points): 1. Contact the preferred selling agent and ask what kind of property is the best selling option i.e. - Number of bedrooms, open kitchen, man cave room, car garage or carport, extent of curb appeal, energy efficiency - heating and cooling. 2. Do a design proposal - I have found from the twenty odd years that I have been doing design proposal that it takes about three goes before you are happy with the result. 3. Show the final design proposal that you and your chosen Building Designer are happy with to a couple of real estate agents which you are most likely to employ. 4. Edit your design to incorporate some final ideas that you may have missed. 5. Do your application approvals for building the changes. I hope this is of some help - I would be happy to talk to you further about this project. Michael Manias mm407p@gmail.com Working online using - email, skype, PayPal, PDF- A3 Drawings.

Looks great!

You won't knock out walls for that budget. That is kitchen refit only. Don't brick up the sliding door, it will make the space impossibly dark and depressing. Better to just lock it and pretend it's a window. The real problem in that kitchen is that corner wall that eats into the available bench space. Is that hiding a water heater or something as it doesn't appear to make sense from the photo's you have. If Ii'm reading that correctly you could possibly move that wall outwards to free up extra bench space in that corner and enable a corner top cabinet. Toaster, kettle will fit there nicely. If that's within your budget I'd do it because it will fix most of the problems with your kitchen. When you have a small kitchen like this an easy way to increase bench space without structual changes is a nice kitchen trolley that increases bench space when you need it and can be parked over near the dining area when you don't. I'd replace the current stove with one that has an induction or ceramic cooktop. Because it's flush you can use the stove top as extra bench space when you're not cooking. Makes the space more flexible. Preferably put in a cooktop on the bench and separate built in oven rather than a freestanding unit. The integration will make your kitchen appear more spacious. With the small space you really do need top cabinets but solid doors are a bit claustrophobic so I'd go with a glass fronted upper cabinets so it doesn't swallow your space but still gives you storage. Also install under cabinet lighting this will help out with visibility when cooking at night. And if possible recess the kickboards to reduce their visibility or change them to brushed aluminium this will make the footprint appear more spacious.

Wow, not only did you do a fantastic renovation on the whole apartment but you also made your clients financial needs a priority. Well done on a beautiful job.