From Vision to Value
- Mackenzie-George Buyers Advocates
- Aug 7
- 7 min read
Updated: Aug 11
My Top 10 tips for Renovating with Purpose in Mullumbimby and Ocean Shores
In this post, I’m sharing the before and after photos of our own renovation — a real-life example of how the right property, plus a bit of vision, can create serious value.
It’s also how I help my clients today as a licensed buyers agent in the Byron Shire region find homes with potential and guide them through the process.
I explore ways to save on stamp duty, identify renovation-ready homes, manage costs and timelines, and maximise appeal to buyers. I’ll also cover tools, tips and resources I rely on to help clients succeed.
A Fresh Start and our Renovating Journey
When we moved to Australia in 2016 from Herefordshire, UK, our vision was simple: experience a different climate, explore a new lifestyle, and enjoy a closer connection to family-the barefoot lifestyle was a definite drawcard and after exploring multiple places by the coast in the UK we realised that the community was lacking due to the extremely high rate of second homes in coastal UK locations in the UK.
Our family’s Australian property journey began with a private off-market purchase in Mullumbimby. We fell in love with a sweet little cottage near the local school, tucked away on a quiet, family-friendly street. It had solid bones, a great location, and as soon as I saw it, I could picture exactly what I wanted to turn it into. I knew what renovations were needed to make it a place we’d truly love.
At the time, we didn’t realise it, but this property would become the perfect stepping stone toward our long-term dream — a home on acreage, with space for animals and room for the kids to climb trees. This cottage moved us in the right direction.
It turned out to be a great decision. Within months of settling in, we were dreaming up plans for the house and garden. About 18 months later, we got stuck into the renovations, and we were really happy with how it all came together. We had renovated quite a few homes back in the UK, but this was my first time doing it in Australia — it was exciting to be able to use the knowledge to really refine the renovating process.
What we wanted to achieve with the renovation
Create indoor-outdoor flow to maximise garden space and include alfresco living
Update and extend the existing bathroom
Remove the old garage and convert it into a spacious new master bedroom
Design a generous, family-friendly kitchen with loads of storage, chef-style functionality, and a table big enough to seat 12
Ensure the new additions felt cohesive with the original cottage — we wanted the old and new to flow naturally, without losing the charm and character of the home
The transformational results
The new wraparound veranda added space, doubled the street appeal and helped the house "grow up"
The new kitchen and dining added space, light and real "wow" factor
The bathroom - full of light and space and storage for family needs
The Alfresco area at the back of the cottage was a great spot for entertaining in any weather
The Master Bedroom suite was a true retreat
A true entertaining space with plenty of storage and seating
My tips for Success
Here are my go-to tips for people considering a value-add renovation:
1.Get Clear on Plans Early
Changes mid-project can be expensive and disrupt flow. Make sure your layout choices are cohesive. Avoid the trap of creating a house that feels like a “Pinterest board” glued together.
2.Don’t Move Services Unless Necessary
Relocating bathrooms, laundries or kitchens to new areas far from plumbing will cost you. If you can work within the existing footprint or switch a laundry with an old bathroom, do it.
3.First Impressions Count
Good curb appeal adds immediate perceived value. Think fencing, fresh paint, gardens, a functional front path and an inviting entry.
4.Indoor-Outdoor Flow
People want to imagine themselves living in the space. Add a fire pit, a deck, or an alfresco corner. Create a feeling, not just a house.
5.Pay for good quality tradespeople with experience
We employed a high quality builder with a good reputation. Sometimes paying more for a good builder actually saves you money—it gets the job done quicker, with smarter decisions.
Our builder suggested vaulting the ceiling in our kitchen/living area. It wasn’t a huge additional cost, but the visual impact was massive—and it completely changed the volume and feel of the space.
6.Be Flexible with Timing & Costs
With rising build costs and supply delays, we’ve learned to pivot. What would have cost one amount a few years ago can now be 2–3x higher.
But because we had a good floor plan and strong layout from the start, we’ve been able to make small changes—like adding picture windows, alfresco features and lighting—without breaking the bank.
7.Get approval
If you don't get approval first, when you sell you will compromise on your end sale value so don't make expensive updates that could become issues for future buyers and devalue the property- its worth the time because you'll get the headache anyway if you don't do it properly!
8.Take your time
It can be tempting to rush in and get going with a renovation, but I have learned that sitting tight can be super helpful in understanding what is really important. It might be that in one season you use the house differently to another because of the light. It's worth taking time so you don't end up regretting decisions later on, or overspending unnecessarily.
9.Build a Vision, Not Just a House
When I work with clients—especially first-time buyers—I always ask them to imagine their 10-year future. Where do you want to be, what kind of property will suit your lifestyle? Now, let’s reverse-engineer a smart property path to get you there.
Getting the right property to start with—one that has potential for value uplift through smart, cost-effective renovation—can be the difference between spinning wheels and launching into the next chapter.
10.Renovations can save on Stamp duty.
Save on Stamp Duty, Spend on What Matters. One of the key advantages of buying a renovation project is the lower stamp duty. Let’s look at an example:
Property Value | Stamp Duty (approx.) |
$1,000,000 | $40,305 |
$1,500,000 | $66,305 |
$1,950,000 | $89,805 |
That’s a $49,500 difference between buying at $1M and $1.95M—money that could cover a high-end bathroom and laundry renovation to your exact taste, instead of settling for “good enough” finishes in a pre-renovated property. It takes work but you mind find the work is worth it to make it feel truly yours and get what you want without paying a premium for someone else's taste.
Stamp Duty Tools
Need Help Finding the Right Renovator property?
As a licensed local buyers agent in the Byron shire, I work with clients across Mullumbimby, Ocean Shores and the Hinterland to source and secure renovation-ready homes with potential. If you’re thinking of buying and want to talk strategy, I’d love to help you map out a plan that fits your goals and gets you from vision to value. You can check out this link to for more advices on " Should I renovate? "
Alresco living was high on my list of what the renovation needed to achieve. The seamless flow from inside to outside was great, especially with our children.
Final Thoughts...
Looking back, the renovation was a huge learning curve, but it paid off — within just over three years, we’d almost doubled the property’s value. That result gave us the momentum to step into our next project: an acreage renovation, which I’ll be sharing more about soon. We sold in February 2020, right as the first COVID lockdown was announced. The market was in limbo, buyers were nervous, and two serious offers pulled out within days. But because the home was finished and presented well, it still sold — and for a record price at the time for that part of Mullumbimby. That sale also allowed us to buy into a quiet market and secure our next property at a great price.
Of course, renovating with a young family has its challenges. It’s time-consuming, decisions come thick and fast, and you need patience — both with the process and each other. We chose to rent elsewhere for three months during the major works, which made things much smoother for everyone. If you’re considering a renovation and want to talk through the practicalities, what worked (and what didn’t), I’m always happy to share what I’ve learned. Just reach out — I’d love to chat.
See all the before and after pictures of our Mullumbimby Property renovation in Mullumbimby here: Felicity's Mullumbimby Renovation.
You can also view a video here: Felicity's Renovation in Mullumbimby video
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