Should You Renovate Before Selling in Brighton, SA?

Brighton properties ($1.3M median) sit 44 days on market with 5.4% vendor discounts. Cosmetic renovations (paint, kitchens, bathrooms) deliver 60-80% ROI. Skip major structural work. Remove buyer concerns instead of adding features.

Quick Answer:

• Renovate cosmetically before selling in Brighton's current market

• Fresh paint delivers the highest ROI at $9,000-$14,000 total cost

• Kitchen updates return 60-80%, bathroom updates boost prices 20%

• Avoid major structural work, as swimming pools often deter buyers

• Focus on move-in-ready appeal (supply is 36% below the five-year average)

  
  

I spent the last week digging through Brighton's property data. The numbers tell a story you won't find in generic renovation advice.

What Are Brighton's Current Market Conditions?

Brighton homes sell for a median of $1.3M with 5.6% annual growth.

Properties sit on the market for an average of 44 days. Vendors offer a 5.4% discount to close deals.

Adelaide listings sit 36% below the five-year average right now. Vacancy rates sit under 1%.

Context matters when you're deciding whether to renovate before selling.

Bottom line: Tight supply means presentation matters more than perfection.

Why Does Supply Shortage Change Renovation Strategy?

Buyers have limited options in Brighton. They're looking at fewer properties than in a balanced market.

I've watched un-renovated homes get heavily discounted. Move-in-ready properties command premium prices. Buyers don't want to deal with contractor wait times or fluctuating material costs.

Buyers want keys and certainty.

When supply is tight, minor improvements create disproportionate value. The property, looking better than the three other options available, becomes your competitive edge.

Key insight: Low inventory amplifies the value of cosmetic improvements.

Which Renovations Deliver the Best ROI?

Paint: Highest Return on Investment

Fresh paint delivers the highest ROI of any renovation project.

You'll spend $9,000-$14,000 to transform an entire house. This immediately signals the property has been cared for.

Paint touches every room. Buyers notice clean, neutral walls before they notice anything else.

Kitchen Updates: 60-80% ROI

Kitchen renovations deliver 60-80% ROI in metro markets. That's one of the highest returns you'll see.

Focus on cosmetic updates: new benchtops, modern cabinetry hardware, updated fixtures.

Skip complete gut jobs unless something is genuinely broken.

Bathroom Updates: 20% Price Boost

A clean, modern bathroom suggests the entire home is well-maintained.

Just so you know – minor updates work well here. New tapware and thorough cleaning boost sale prices by 20%.

The pattern I see: cosmetic updates remove buyer concerns and outperform structural changes.

What this means: Focus the budget on visible surfaces (paint, benchtops, fixtures) rather than hidden infrastructure.

What Renovations Should You Avoid?

Major Structural Work

Major structural renovations don't deliver strong returns in Brighton's market.

These projects eat up budget without causing proportional increases in sale prices. Buyers won't pay enough extra to justify your costs.

Swimming Pools

Swimming pools deter buyers who see ongoing maintenance costs.

Water, chemicals, cleaning, repairs. Pools add thousands in annual expenses that many buyers don't want.

The Over-Capitalisation Problem

I've noticed something interesting. Removing negatives beats adding features.

Fix the mould. Replace rusty pipes. Update dated fixtures.

These changes stop buyers from wondering what else is wrong with your home. The goal isn't creating the fanciest house on the block. The goal is to eliminate reasons for buyers to negotiate down or walk away.

Remember this: Buyers pay premiums to avoid problems, not for extra features.

What's the Best Renovation Strategy for Brighton Today?

If I were selling in Brighton right now, three things would get my attention.

Step 1: Paint Everything

Paint walls, trim, and exterior if needed.

This single change transforms buyer perception for minimal cost. Fresh paint makes every other feature look better.

Step 2: Update the Kitchen and Bathroom Cosmetically

Install new benchtops, modern tapware, and fresh cabinetry hardware.

No complete gut jobs unless something is broken. Surface-level updates deliver better ROI than deep renovations.

Step 3: Improve Curb Appeal

Install a new entry door. Improve your landscaping. Refresh building paintwork.

These improvements have tiny installation costs but a massive impact on first impressions. Buyers decide within seconds whether they're interested.

Strategy summary: Focus on renovations that remove friction, not ones that add features.

How Does Time on Market Affect Your Renovation Decision?

Properties in Brighton average 44 days on the market. That's six weeks your property competes for buyer attention.

With a tight supply, you want buyers competing for your listing. Buyers negotiate down when they're worried about renovation costs or hidden problems.

The market rewards properties that look cared for and move-in-ready.

Cosmetic renovations position your property as the easy choice. No construction delays. No budget uncertainties. Ready to live in today.

Timing takeaway: Cosmetic renovations shorten time on market and reduce vendor discounts.

Key Takeaways

• Cosmetic renovations outperform structural work in Brighton's tight market (36% below five-year supply average)

• Paint delivers the highest ROI at $9,000-$14,000 total investment

• Kitchen updates return 60-80%, bathroom updates boost prices 20%

• Remove buyer concerns (mould, rusty pipes, dated fixtures) instead of adding features

• Move-in-ready properties command premiums because buyers want certainty, not construction delays

• Focus on three areas: fresh paint, cosmetic kitchen/bathroom updates, and curb appeal improvements

• Avoid over-capitalisation (major structural work, swimming pools) that doesn't increase the sale price proportionally.