Renovating an apartment in Australia can add serious value, but the rules are different from a house. A real-life example from Grange, South Australia, saw a property bought for $525,000 and sold for $745,000 after a major DIY renovation — a jump of $220,000. The catch? The owners spent an estimated $60,000–$70,000 on the work, and they did most of it themselves. For apartment owners, the stakes are higher because you can’t just knock down a wall or add a second storey without strata approval. Getting it wrong can cost you time, money, and even legal trouble.
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This article is general information only and does not constitute professional advice. For your specific situation, consult a qualified professional.
That Grange example shows what’s possible when you have the space and freedom to work. But apartments come with tighter constraints — shared walls, common property rules, and strata by-laws. The key is knowing which changes actually lift your unit’s value and which ones just eat your budget. Here’s what you actually need to know.
What Adds Value and What Doesn’t in an Aussie Apartment
When I look at apartment renovations, the first thing I check is what the strata allows. You might have a great plan for a new kitchen, but if the by-laws require approval for any structural change, you need to start there. That’s where the term strata approval comes in.
Without strata approval, you risk fines, having to reverse the work, or even legal action from the owners corporation. It’s not optional — it’s the first step in any apartment renovation that touches walls, floors, or services.
The Real Cost of Renovating an Apartment
The Grange renovation cost $60k–$70k, but that was for a house with room to expand. Apartment renovations tend to be smaller in scope but higher in cost per square metre because of access issues, strata fees, and compliance requirements. A kitchen update in a unit might run $10,000–$20,000, while a bathroom renovation can hit $15,000–$25,000 depending on the finishes and whether you need to move plumbing.
Then there are the hidden costs. Strata application fees can range from $100 to $500 just to submit plans. If you need a structural engineer’s report — common when moving walls or adding a wet room — that’s another $1,000–$3,000. And if your renovation affects common property, like running new pipes through a shared wall, the strata may require you to pay for an independent inspector.
What I’d do is get three quotes for any trade work and factor in a 15–20% contingency for surprises. In apartments, surprises are common — old wiring, asbestos in walls built before 1990, or plumbing that doesn’t match modern fittings. A renovation budget planner can help you track these costs before they spiral.
Common Mistakes Apartment Renovators Make
Skipping Strata Approval
This is the most expensive mistake you can make. One owner in a Sydney block installed new floorboards without strata approval, only to find the by-laws required carpet for noise insulation. They had to rip up the floorboards and install carpet — costing over $8,000 in wasted materials and labour. The process is simple: submit your plans to the strata committee, wait for their decision (usually 14–28 days), and get written approval before starting. If you’re unsure about the rules, a real estate lawyer can review your by-laws for a flat fee.
Overcapitalising on Finishes
Spending $30,000 on a kitchen in a $400,000 apartment rarely pays off. Buyers in that price range expect functional, not luxury. The Grange renovation used IKEA cabinetry and mid-range appliances — smart choices that kept costs down while still looking good. A good rule is to spend no more than 5–10% of the property’s value on a single room renovation. For a $500,000 unit, that means a $25,000–$50,000 total budget for all work, not just one room.
Ignoring Noise and Insulation Rules
Many strata schemes have strict noise insulation requirements, especially for floors. If you replace carpet with timber or tiles, you may need to install an acoustic underlay. Skipping this can lead to complaints from neighbours and a forced reversal. The fix costs about $20–$40 per square metre for underlay, which is cheap compared to redoing the whole floor. Check your noise insulation ratings before choosing materials.
DIY Without Understanding Building Codes
YouTube tutorials are great for painting and tiling, but electrical and plumbing work must be done by licensed trades in Australia. Doing your own wiring can void your insurance and lead to fines. The Grange owners did their own demolition, painting, and tiling, but they hired pros for the wet room plumbing and electrical work. Know your limits — and your state’s licensing requirements.
How to Plan and Execute a Legal Apartment Renovation
Step 1: Review Your Strata By-Laws
Before you buy a single tile, read your strata by-laws. They’ll tell you what changes need approval, what materials are allowed, and whether you need to notify neighbours. Some schemes ban certain floorings or require all renovations to be done by licensed builders. If you’re in a newer block, the by-laws might be stricter. If you’re in an older one, they might be vague — which means you should ask for clarification in writing.
Step 2: Get Written Approval
Submit a formal application to the strata committee or owners corporation. Include detailed plans, material samples, and a timeline. Most committees meet monthly, so factor in 4–6 weeks for approval. If your renovation affects common property — like running pipes through a shared wall — you’ll need a special resolution, which requires a vote at a general meeting. That can take 2–3 months.
Step 3: Budget for the Full Picture
Use the Grange example as a benchmark: $60k–$70k for a major renovation that added $220k in value. That’s a 3:1 return. For apartments, aim for a 2:1 return at minimum. If you’re spending $20k, you want at least $40k in added value. Factor in strata fees, council permits (if any), trade quotes, materials, and a 15% contingency. A renovation cost tracker can help you stay on budget.
Step 4: Focus on High-Impact, Low-Cost Changes
The Grange renovation focused on the kitchen, extra bedrooms, and outdoor space — the three areas that matter most to buyers. For apartments, the same logic applies. A fresh coat of paint, new light fixtures, updated cabinet handles, and a clean balcony can cost under $2,000 and make a unit feel brand new. Save the big money for the kitchen and bathroom, where returns are highest.
Upcoming Changes to Strata Laws
Several Australian states are reviewing strata laws to make renovations easier for owners. New South Wales, for example, has proposed changes that would allow minor renovations (like new floor coverings or painting) without full strata approval, as long as they don’t affect structural integrity or common property. Victoria is considering similar reforms. These changes could reduce the time and cost of apartment renovations, but they’re not law yet. Always check your state’s current regulations before starting.
Frequently Asked Questions
Do I need strata approval to paint my apartment walls? ▾
Can I install a dishwasher in my apartment without permission? ▾
What happens if I renovate without strata approval? ▾
Can I add a second bathroom to my apartment? ▾
Does renovating an apartment increase my land tax or council rates? ▾
Can I use a handyman instead of a licensed tradie for electrical work? ▾
Renovating Your Apartment Is About Playing by the Rules
The Grange renovation proves that smart, DIY-focused work can add serious value. But for apartment owners, the rules are tighter. Strata approval, building codes, and noise regulations aren’t optional — they’re the difference between a profitable renovation and a costly mistake. Start with your by-laws, budget for the full picture, and focus on the changes that buyers actually pay for. If you’re unsure about any step, a legal professional can help you navigate the paperwork before you spend a dollar.
Remember: this article is general information only. For advice on your specific situation, speak to a qualified professional.
If this was useful, you might also want to read Understanding Maintenance Costs for Apartments in Australia.
Sources and Further Reading
First-Time Apartment Buyer: Avoid These Crippling Mistakes in Australia — A practical guide to the common pitfalls that cost first-time buyers time and money.
Understanding Leasehold and Freehold: Which Is Right for Your New Apartment? — Explains the ownership structures that affect what you can and can’t renovate.
OpenAgent (2024). Renovation Before and After: Adding Value Before Selling. 🔗
