Kate - thanks for the suggestions ! I’ll sketch them out

How2girl - yes! I came across those pix last night. Inspiring! Thinking of signing up for their online course!

Siriuskey - special thanks for the effort you put into a new floorplan. Lower cost is good! Although I wonder whether 3 beds needs 2 toilets really? ... As I read it, ldy goes next to storage behind sliding doors and patio/deck doors in wall where ldy formerly was? Thanks:)

Bigreader - we plan to rent out the place long term.

And yes two toilets are always preferable to one.

A trick that I have for planning, half for labour and half for materials, then I cost last labour out at $1000 a day. Tradies cost $75- 125 hour depending on trade. Plumbing and sparkles are usually at higher end. So for $50,000 gives about a 5 week job. What can you get done in five weeks. considering you have to allow three weeks for fitouts and finishing, it really only two weeks for structural changes. Change of a wall, doorway, and needs for strengthening weight bearing support. Then I do about two months research of what is wanted for fit out, eg kitchen, bathroom, paints etc. Workout what is wanted, costs and constantly weighting up the budget. I am always looking for value for money. Then I call for quotes, based on very detailed specifications. The time spent planning pays. All my Reno’s have come in on budget and one time. I also don’t ask for any variation during the actual renovation, that is where the costs creep in.

$50,900 would deliver a flat pack kitchen, changes per plan suggested above, and internal smarting, maybe purchasing the paint for outside. The extensors painting could be at $10,000. Best of luck

Thanks bigreader. Vital reality check!

Kbodman14 - that’s really helpful info. Learning heaps here! :)

If you are not doing most of the work yourself I generally work on 50% Materials etc and 50% labour, which shows how small your budget is. But the idea of having a floorplan is that you can do it in stages to get a great end result. This is a rough idea, by opening up the kitchen to the living will give you a great aspect to work with. And two toilets is a must with a 3 bedroom house, two bathrooms even better

Thank you siriuskey! ... so much to digest here. Originally I thought I could turn the existing ldy into a combined ldy/bath with 2nd toilet either there or where existing shower is (as you’ve indicated). But that would keep the back garden closed off. So your plan is better - but costlier! ... I think I need to get a better handle on what these new floor plans would rent for. (Real estate agents here I come!) Really all we want at this stage is a decent long term tenant! And maybe in a few years we could consider more extensive renos, perhaps with a sale in mind. I dislike spending money on things that will be changed in 5-10 years but I guess that might be inevitable!

These are just ideas showing how to use current plumbing to save cost and also give you a better aspect for the interior, the new deck will be mostly southern?

But if this is a rental property just paint and clean up inside and exterior. Your suggested floor plan will cost by moving plumbing. The bathroom layout can be changed. Anyway I don't see any need to change the floorplan for your rental property

Thanks Siriuskey. North is at “two o’clock” on the floorplan. I’d intended a new deck beyond the current ldy&toilet to take advantage of that aspect ... but as you say, looks like I’d better stick to paint and flooring! :D

I noticed that there is a double garage at the end of the driveway which would interfere with that unless future car parking is at the front of the property which is much better if council allows cheers

Oops sorry about the 2 o'clock must have been standing on my head, with the driveway freed up a deck on that side would be lovely

If it is for a rental, there are some fundamentals to be addressed before any improvements. Heating and cooling, extreme cleanliness eg no vermin. Then ensure plumbing and electricity are up to the latest code, with circuitry breakers etc, and wired in smoke sensors, Maybe required in each room. That could eat up $20,000. Your rental agent will give you advice. But be prepared for your credit card to melt. Any funds left, my priorities would be paint, a little Street appeal with planting, bathroom and kitchen.

Kbodman - wow...! Sounds like we might be about to learn some hard lessons :O ... Building & pest guy said there’s an RCD but we need to install hardwired smoke alarms. No sign of pests fortunately. ... fingers crossed! Thanks for your help!

If it’s for renting then don’t lose a bedroom. This is not a high end property on your budget so en-suite not essential.

Thanks Kate!

Before you remove any internal walls , ascertain if they are asbestos . It is very expensive to have this removed as it must be carried out by a licensed tradesman. You said the external walls are fibro which is highly likely to be asbestos unless this is built after the 80s .

Thanks amonymousanne. Yes it’s all asbestos! Which as you say may be best left undisturbed ... there seems to be a reassuring consensus from all the replies I’ve had today :D

50k I would just use Siriuskey's first suggestion of removing kitchen wall and installing an Island kitchen, and repaint.
I would just keep laundry etc as they are.

what is the condition of the existing bathroom kitchen and laundry? why do they need to be changed?..the proposed alterations don't provide any more bedrooms or living space than you already have, check with the real estate agents and your accountants about expected rental and financial impact of any alterations.. tenants need the house, garage and fencing to be safe, comfortable and have reliable fixtures....such extensive changes won't necessarily improve rental return as much as a clean functional house for a modest rent that will keep long term tenants instead of having to charge more to cover the cost of expensive alterations..if it were my investment property i would have all the electrical wiring and plumbing checked and install the legal smoke alarms, is there an efficient space heater and/or AC, HWS and stove in good condition or likely to need upgrading.. you could improve insulation, window and floor covering to improve energy efficiency, make sure the fences and gates are kid safe, a fresh coat of paint inside and out, tidy the gardens and pressure wash the driveway and maybe add a simple pergola covered deck out the back with a wrap around porch to meet the side door and keep major changes to suit expected improvements in capital value or rental return or it's not an investment

Maybe I'm weird , but the very first thing I thought when looking at the picture and the plan -- build a new lounge out the front , or add out the back ! Add , don't rearrange the chairs ! It is small now -- moving things around won't solve that , and as everyone has pointed out , it will make it similar or worse , and expensive for what it achieves !

If adding on the front , I'd go for 2/3rds the width , so theres still the front window for the front bedroom . I suspect you could 'dig' the new front room down 300-400mm , so the roof keeps its same profile . It would require a small internal step , which adds interest and a visual barrier too . You could do a terrace , a ranch slider , in almost whatever style and house colour you like -- apart from grey or beige hahaha -- those are likely to get you arrested !

Adding on the rear looks easy on the plan -- turn Bed 2 into either Bed 1 ensuite , or Bed 1 and 3 bathroom , and build a new Master Bed and ensuite at the rear ? The existing Bath becomes a hall , and office or storage , or enlarge the laundry , or POSSIBLY enlarge the kitchen/dining ( my suspicion is that because of plumbing and walls , that may be too expensive for the end result , but worth investigating ) . You may even end up with space 'behind' the right rear for a small spare bed room , a spa , or maybe not even roof and wall it , but make it a veranda or pergola ? And similar to the front , it looks like you could 'dig down' to keep the roof line right , add an internal step and do interesting things .

Your new bathroom laundry set up looks a mess I would remove wall between living and kitchen and hallways close off back kitchen wall Make into kitchen dining living Back right hand side of house remove and reconfigure bath laundry mud I wouldn’t put an en-suite in but 2 toilets with on in bathroom

3DA - thanks for your input - always of particular value coming from a pro :). Looks like lots of votes for siriuskey’s suggestion, yay! ...I’d been really focused on maximising that NE aspect but maybe that’s a secondary consideration.

Hi oklouise! Here’s the kitchen. No cooker!

Here’s the ldy!

I’m definitely getting the message in this thread that at this stage (for rental) it’s all about “fresh & functional” ie. new paint/carpet, functional heating/cooling/smoke alarms, & fencing. There’s gas bayonets for heating. I like the idea of the pergola covered deck that connects to the mudroom door ...

Pottsy99 - So funny - I need to share a pic with you - watch this space!

and make sure that you consult with local real estate agent for advice about suitable tenants and their expectations for the likely rental and your accountant to make sure that you make the most of this opportunity.., best of luck and have to say that it;s very difficult to separate what you might like to do from what's necessary and likely to give the best return for your investment..some of our best long term tenants have been low income families that would have been excluded from properties that needed to charge higher rental to cover the cost of elaborate renovations so, like any business, you need to start from the customers' point of view

Susan Bollard - thanks ... aspect doesn’t bother you for k/l/d? Probably the cheapest solution I guess. Prime aspect is the ldy/mudroom I think. Certainly I can put toilet where shower is, and leave existing toilet, yielding a shower over bath arrangement with extra toilet. (Bath is shallow so probably ok.) I could alternatively put toilet where bath is, and bath in ldy. Or leave everything as it is and just put extra toilet in ldy.

Really appreciating everyone’s help here. Thank you! I feel encouraged to give more context: we’re planning to build and sell a new traditional weatherboard style cottage on the neighbouring plot (to the left of the existing house). Small, but with some architectural wow factor (eg high/raked ceiling) and great landscaping for street appeal. It has the same great aspect. That project would benefit from a high-end looking finish to the existing house... which is why we spent some time thinking about more extensive improvements than the basic cosmetic necessities to the existing house ...

Gosh, can’t edit these posts - 2nd pic is of bath. Here’s ldy!

Thanks oklouise. Great input. Really appreciate it. I’ve booked a rental agent in to view! :)

You have gold in the kitchen with the farm range, is it a Rayburn or what? Don't get rid of it. If you paint everything white then have a look at it. The current colours don't so it any favours. If you are want to compliment what you are building next door, it is street appeal that needs the work. You have to understand your priorities, to form your budget.

Meljo999, concerned you are just booking the agent now. This would of been first, if deciding to rent. They will tell you what your prospective tenants would expect, and what you can expect for a rental income. Then any plans would be generated from that conversation. Not the other way around. All the best.

having encouraged you to reconsider major renovations i couldn't help wonder what could be done to take advantage of the northern aspect for your $50,000 (with very careful shopping and lots of DIY)... maybe a new flatpac kitchen, new paint, new bathroom fixtures, new floor and window coverings, replace the side entry with a window and create a new family room opening to a deck with cupboard laundry and powder room and save the gorgeous combustion stove for resale or use in another house

Kbodman14 yes it’s a Rayburn! How did you know? :)

I know my stoves. Top of the farm stoves is Wolf, the Rayburn, Aga etc.If use correctly they can keep the house toasty warm on the coldest winter's night. Most serious cooks would give arm and leg for a classic

It may need some maintenance, but then to replace it with something similar under approx $10000, and the it would be a poor replica

https://agaaustralia.com.au/rayburn-current-models $12.5000

Love the pink bath and vanity basin, so work with them removing the pink basin and inserting into a timber vanity, wall hung?. I s the lead light a separate panel, hope so as I would remove and use else where, I thought you said the range was no longer there

My reply has been edited. Look up Rayburn prices but be sitting down

Kbodman14 - WOW! I’m floored. It did look a bit aga-ish to me, and I had friends in the UK countryside who swore by Aga, but never having actually lived in a place with one I really had no idea of its benefits. Thanks for enlightening me! :)

Dreamer - thanks. We’d researched the likely “worst case scenario” (as regards local rentals) via comparables. I hear you, though, on producing what the market will pay for ! Thanks for your input.

Those stoves beat ac or fire places for keeping a farm house/highland warm. I hope you can retrieve. That save putting is costly heating

Siriuskey - “embrace the pink” - love the idea, and have found a website “savethepinkbathrooms” :D ... what a journey this already is!

Kbodman - yes indeed! It’s still there :) I’m thrilled.

Pottsy99 - here’s the pic I wanted to share. My original Reno floorplan - minimum disturbance of existing asbestos cladding inside & out - but extending footprint requires council approval so I reworked it into the floorplan I posted here I the first place. Thanks for your suggestions. That kind of thing is down the track at some point!

Pottsy99:

Oklouise - thank you for going to all the trouble of a floorplan! Lots of good ideas there to digest :) ... appreciate your help!