Hi people,
Just about to renovate a property i have just wondering if gyprocking the internal walls makes a big difference in value adding? I have three bedrooms each with a wall that is just bricks. If so is it expensive? Any help would be greatly appreciated
Thanks Tony
Tony Fleming | Triumphant Property Group
http://www.triumphantpropertygroup.com.au
Email MeNSW Buyer's Agent specialising in Western Sydney-Blue Mountains-Orange-Albury
Hi, it depends on personal taste. I have a full brick villa and a few walls are brick. I left them for now.
Had one tenant say no due to brick walls.She didn't like them.
I may do the loungeroom later as I think it looks a bit like a garage as it has 2 brick walls.You could also look at rendering the wall and painting it. Gyprock is cheap so if you don't like the look, go ahead.
Gyprocking the internal walls in the three bedrooms would probably be easier for you than applying a rendered coat or hard plaster finish. You could use 10 mm plasterboard and direct stick if the brick walls are even enough (the alternative would be to fix the plasterboard onto timber battens). You would need to flush the plasterboard and place cornices, then refix the skirting. Getting a good finish with the flushing is the hardest part of the exercise in my experience.
I think it depends on the style of the house. If it is a rental I wouldn’t bother.
I quite like it pending the style.
I've got a property (2BR unit) that was entirely exposed brick inside – putting Gyprock up was a relatively inexpensive exercise – as catalyst said, Gyprock is pretty cheap and to fix a sheet in place is much less labour-intensive than rendering a similar sized area. You could probably do the sheeting yourself if you're confident enough or can get a few hints from someone, but I'd leave the cornicing and finishing to a pro.
I can't remember what the exact breakdown in cost was for the Gyprock, but the total reno cost me a little over $12k (including carpet, tiles, paint and some downlights – I've got a very good mate who's a builder which certainly helped) and the valuation after it was completed was about $80k higher than the one done 2 years prior. I was also lucky in that the walls didn't need battens over them before applying the plasterboard.
In the right property, it can certainly elevate a tenants view of the place – giving you the ability to aim for a higher rental return or appeal to a better tenant.
Hope this helps, and all the best with it!
Tony in terms of pricing, I’m in Perth and have received quotes for:
new ceilings to kitchen/bathroom/study/living/lounge
new walls to: lounge (over exposed brick), living, study x 2, Kitchen x 1, bathroom x 3
Quotes ranged from $5,800-8,600 incl GST. All said approx 1 week work.
So I’m thinking 3 x bedrooms could be $3000-4000 or even less using a tradie. Of course much less with your own labour.
i think it definitely adds value, so much more you can do with your walls compared to exposed brick.
Good luck!
EmmaThanks guys definetly some great advice and tips
Tony Fleming | Triumphant Property Group
http://www.triumphantpropertygroup.com.au
Email MeNSW Buyer's Agent specialising in Western Sydney-Blue Mountains-Orange-Albury
Totally agree with gyprocking over all brick walls. It's the next cheapest thing to a paint job. Well worthwhile and will totally lift any place and visually lifts it and makes any room appear much larger instantly. Finding semi-retired reputable (word-of-mouth) builders/plasterers is a bonus.
I reckon you should definately go for it.
Thanks Emma,
I am looking at ripping out all the walls and ceilings in a property I just bought, was hoping to get a rough idea on price in here. Going to do my owner builder qual soon and have a crack at it myself. Fingers crossed. Hoping to save some money that way then get a good plasterer to fix my mistakes.
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