You can get basically 3 types of floating floors. I have different types of flooring explained on my website and it shows you the make up of each floor... What I would look for is....a floating timber floor with a minimum of 6mls of timber on it.. This way you can actually sand the floor just like a regular floor board. Make sure that you have someone to lay it that has experience...it is not just clicking it together... Also, make sure that whoever puts it down used and underlay...it is a thin sheet ...just as you would under carpet to stop any moisture and thirdly ... make sure that they run a glue line down each piece on the join, this will minimize movement. I have the different types on my website that you can have a look at and you sill see the difference. Hope this helps....Robyn www.wildinfusion.wix.com/wild-infusion-blog

would like recommendations for the most realistic timber look vinyl plank or hybrid flooring. love to see any photos of finished projects. thinking of using karndean longboard lemon spotted gum. Australia. Many thanks

What colour are the floors? Or a photo would be handy.

If you were selling , are you sure you will recoup the extra $$$$ ? Get it wrong , and a potential buyer will walk and/or offer $50k less , whereas if you leave it as it is , they will know it needs replacing , offer $10k less , but you have gotten an offer ! Just me , but what I would do is rip up the fake tile lino in the foyer ( I assume it is lino -- it doesn't look to be 'proper' tiled ? ) , and do that in a darkish timber laminate -- slightly lighter than the front door , slightly darker than the stairs . Or go really dark -- almost a dark weathered grey or a similar dark brown to the drawer unit in the lounge -- the rest of the colourings will lighten it a bit , but it will all tie in . OR actually tile it , maybe a black or charcoal gloss marble or marble effect with lighter streaks through it ? The house and colourings look an older style , this continues that theme , but I feel white or beige tiles would look too bland . $2k max instead of $10k -- marble tiles may be more than $2k , but up to you .