Buying a house to renovate and sell is a project that significantly differs from purchasing a property that’s going to be your own home. If you’re renovating to sell, get things wrong and you could end up losing out when you want to make a profit.
Of course, both buying a house that meets your own needs and purchasing a doer-upper you’ll then put on the market need careful assessment. But buy to sell and there are additional criteria to bear in mind to make a success of your investment.
To help you pick the right property to renovate and sell, we’ve put together advice from the experts that’ll allow you to assess its merits before making an offer.
1. Build relationships with estate agents
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Your search for a house that’s worth renovating and selling needs to be effective. “Building strong relationships with local estate agents is key,” says Amy Reynolds, head of sales at Richmond estate agency Antony Roberts. “Let them know exactly what you’re looking for – price range, preferred property type, and your intended level of renovation. Agents will often have knowledge of upcoming listings before they hit the market, giving you an advantage.
“Be professional in your approach,” she recommends. “If you’re serious about purchasing, demonstrate that you have financing in place and can move quickly. Estate agents are more likely to tip you off about opportunities if they know you’re a reliable buyer who won’t waste time.”
Amy is both ARLA and NAEA-qualified, and is head of sales at Richmond estate agency Antony Roberts. She joined Antony Roberts in February 2024 from Chestertons, where she established and evolved her career, culminating in the role of area director for south-west London.
2. Research before viewing
So that you don’t squander time on houses that aren’t suitable, you need to investigate the type of home that will prove popular once renovated.
“Before viewing a property, it’s crucial to understand local market dynamics,” says Amy Reynolds. “Research recent sale prices of similar properties in the area, particularly those in renovated condition, to gauge the potential resale value.
“Look at the typical homeowner profile: are buyers in the area first-time buyers, families, or downsizers? This will influence the type of renovations that add the most value. Check the demand for specific property types: for example, in some areas, three-bedroom houses sell far faster than two-beds.”
You should bear in mind the viability of renovating, too. “Consider planning restrictions as certain areas, particularly conservation areas, may limit what you can alter,” advises Amy.
3. Focus on what’s popular and what isn’t
Homes from particular periods can be attractive to buyers. “Victorian and Edwardian homes tend to be perennially popular due to their character features, high ceilings, and solid construction,” says Amy Reynolds. “They also often have good potential for extension or reconfiguration. Post-war properties can also offer good opportunities, especially if they are well-located and can be modernised efficiently.”
But some houses don’t offer good renovate-and-sell potential. “Homes to be cautious of are those you can make considerably bigger but perhaps have no outside space – meaning you create something for a family, but the demand for that property is for a professional couple – who don’t need the extra space you have built,” says Amy.
4. Assess the work required
If you’re thinking that a house needs to be in need of major work to make renovating then selling worthwhile, you might be surprised.
Sometimes, a house that only needs cosmetic upgrades can be enough to make the purchase worthwhile. You don't always have to alter the layout dramatically to reap rewards. Simply renovating a kitchen, upgrading the bathrooms and decorating everywhere can be enough – as long as you've checked of course that there is no major electrical, plumbing or structural work required.
What matters is setting your priorities, sticking to your budget and upgrading it for potential buyers – not for yourself. Blank canvases with fresh kitchens and bathrooms can still make you a return on your investment.
5. Weigh up renovation costs
How much you’ll need to spend on renovation versus the price you might achieve when you sell is crucial to the project.
We noted above that it’s vital to investigate sale prices in the area, the type of properties that sell most quickly, and the sort of buyers it attracts, and it’s this information that will allow you to plan the budget for the work.
After all, there's no point spending more than you'll get back from the sale. And, if what you’ll need to spend on renovations exceeds the prices similar homes are achieving, then you’ll know that a particular property isn’t a sensible buy.
6. Focus on target buyers
While we saw above that some rooms are always worth attention, consider the needs of specific buyers when you’re buying a house to flip.
It's something Sarah Harley, the assistant editor of the Homebuilding & Renovating website has always adhered to when buying and selling homes.
"Renovating to sell is entirely different from renovating a house you want to live in, but is a common mistake people make when starting out," she confirms. "It's all to easy to start choosing fixtures and fittings, or layouts that you love, or will work for you. But, the chances are, you're not the same as the potential buyer.
"I've always tried to put myself in the mind of the target market, before making any decisions about what to buy or change in houses. One example was a property in Kent which had already been renovated when we purchased it, but still had potential to flip for more in the future.
"Adding a small extension to create a master en-suite and larger living room, and building a double garage with a room above wasn't a low budget renovation, but made it more suited to the strong family market in the area. It certainly reaped its rewards when we sold.
"Always get the basics right, your kerb appeal strong and if in doubt, stick to neutrality – unless you're purposely taking on a luxury high-end renovation in which case your buyers will expect plenty of finishes to match," she says.
Sarah has renovated and extended a number of properties and has always been an avid lover of all things homes and interiors. Viewers saw her project manage the renovation of a Grade II listed folly with the addition of a sweeping modern extension on Grand Designs. Prior to this, as well as undertaking smaller interior projects, she renovated and extended a cottage in Kent and also worked for clients, redesigning a central London gym and making improvements to properties that needed to be sold . She admits she has never actually left a property she has lived in untouched, and with over 20 moves to her name, it’s fair to say that she knows lots of tricks for turning a house into a home.
7. Think about extending
The idea of extending a home as part of a house-flipping project is tempting, especially when work can be done without the need to apply for planning permission under the permitted development regime. But is it a good strategy?
"It really depends on the ceiling prices of properties in your area and whether you will get back the money you may spend," says Sarah Harley.
"Will the extension add enough value to still make a profit, and will it potentially sell quicker? Again, assess the fundamentals such as kitchens, bathrooms and bedrooms. Would increasing their size increase the house value?" she says.
"Speak to agents and figured out what there is demand for in the area. For example, if the general market consists of first or second time buyers, then adding an extension to make it more suitable for a family might not be needed.
"Instead, look at options such as knocking down internal walls to create a more modern, open-plan layout that will appeal to younger buyers. Or, perhaps you could find space to squeeze in an en-suite or divide two rooms into one," she suggests.
"Always be guided by the market and what sells well. Don't extend for the sake of it, as if there isn't a lot of homes with extensions in the area, there's usually a reason why," Sarah notes.
Finding a house to renovate and sell shares some steps with buying your own home, such as introducing yourself to estate agents and sorting out your finances. But if you’re not staying put when the work is over, assessing house renovation costs is crucial, as is thinking of your target buyer rather than your own tastes.
EDITOR’S NOTE: An earlier version of this article included a quote from a purported expert whose credentials we have not been able to verify. The quote has been removed. We regret this lapse in our verification process and have updated our internal protocols to reduce the risk of recurrence.
