A New Budget-Friendly House Flip!

It was this time last year when I was in the final stages of readying my gran’s house for sale. It was a challenging yet super rewarding project which must have whet my appetite for more because now, almost exactly a year to the day of listing gran’s house, I’m excited to reveal there’s a new flip in the works!

This is my friend’s late father’s house…










Having lived alone for several years, and being unwell toward the end of his life, the house had been somewhat let go.

Fortunately, it’s a relatively young house (only around 14 years old) with good bones and lots of potential. My friend knows she needs to capitalise on this in order to sell in the current wavering market – though she doesn’t quite know how to go about it. As I’m sure anyone can understand, it can be an incredibly daunting and overwhelming task, especially if ‘houses’ aren’t your thing.

So I’ve offered to help.

My friend has no interest in undertaking any major renovations and wants to keep the budget at around 12K so our plan is simple…


I can’t stress enough how vital this step is. And how transformative and inspiring it can be! For me, de-cluttering involves taking a room back to its bare bones, creating a blank canvas to freshly build upon. This means removing all free-standing items along with any fixtures (of course, for practicality purposes any pieces which you intend to keep can stay though I like to clear as much as possible). Light fixtures, window dressings, furniture, decor, hardware, even floor coverings or built-in cabinetry if you intend to replace them, should be removed. Up-cycle, re-purpose, sell or donate whatever you can. Sometimes it’s difficult to imagine what a room can be. De-cluttering helps provide the mental and visual clarity to capitalise on its potential.


Even if you don’t intend to undertake any major works, it always pays to remedy anything which is broken, damaged or just plain unattractive. We’ve identified a few key items so far which include the dented garage door, the wonky backyard pavers and the soiled carpet (these will be the most costly projects of the entire flip). In addition we’re also looking at some smaller jobs such as replacing the old toilets, mending a few broken kitchen cabinets, painting over some feature walls to give the house more continuity, replacing the rotting laundry door, doing something with the dated feature tile in the kitchen, removing the ugly security doors, changing some of the hardware and light fittings, and so on.


Because we’re not doing a complete overhaul we’ve decided to concentrate on making some of the most important areas look as amazing as possible. These include the front facade, the master bedroom and the open-plan living space. Of course, we will ensure the entire house looks neat and presentable as well however these will be the pivotal zones.


When you’re working with a beautiful home, good staging is just the icing on the cake. However, in a not-so-beautiful home, it can be the actual cake itself! Does that make sense? We’re fortunate to have a relatively simple and neutral canvas to build upon however given we’re not updating absolutely everything, dressing the house will be a major player in making it feel beautiful.


So, that’s the basic idea. As mentioned, our budget is only relatively small and my friend isn’t keen to do any major works so for the most part we’ll be making the most of what we already have. Wish me luck!

Unlike my gran’s house, which I kept under wraps until completion, I’ll be sharing this flip’s journey step-by-step. I’d love for you to join me!




  1. Etta says:

    Oh yeah! So excited, can’t wait to see what you will be doing here.

  2. Sam says:

    I’ll follow along! I love a flip.

  3. Yvonne says:

    Looking forward to this :-)

  4. Sherylee says:

    Wow! This will be amazing with your genius flare – so nice of you to help your friend :-).

  5. Sara says:

    You do such amazing things… I can’t wait to watch this. :)

  6. Carol says:

    This is so exciting Kristine. It is a lovely big home. You will make it look amazing. Thank you for sharing this project with us.

    • Yes, the spacious, modern-ish layout is helpful. Fingers crossed it all works out well!

  7. Julie says:

    Your projects are always worth following but I have even more interest than usual in this one. My 86 year old dad has agreed that it is time to consider selling his house of similar size and a few years older. It’s quite possible that I left a similar comment on your post about your gran’s house a year ago; we don’t rush into things in our family! Dad’s house has an almost identical front elevation with that awkward narrow entry leading to the front door so I will be curious to see what you do with that space.

    • Yes, I remember Julie. Hope I can help with some ideas then. As mentioned, we do have a bit of a plan though I’ll mostly be making things up as I go along!

  8. Leslie Wood says:

    Ooh, very exciting – can’t wait to follow along!

  9. Lesley says:

    So excited!!! This is right up my alley so I’m looking forward to see the transformation!!!

  10. Erin Zubot says:

    I’m so excited to follow along, your gran’s house was a truly amazing transformation!

  11. Deb from Maryland says:

    Oh – I’m in!

  12. Laura says:

    Looking forward to seeing what you do!

  13. Cathy Lawson says:

    Can’t flippin’ wait!!🤣🤣🤣

  14. Lee Hynes says:

    I really need some advice. I am flipping a house in a low budget area so Must keep any changes cosmetic and need to know what to do about the tiles. They are serviceable and in good condition but dated. I don’t want to overcapitalise but comps in our price range have new tiles. Should I cover them with vinyl planks or just throw rugs to hide them?

    • Do you have a pic Lee? Or an example of something similar? If they’re absolutely hideous I would suggest updating them (laying sheet vinyl or vinyl planks over the the top is probably the most cost-effective option – could possibly also look into peel-and-stick solutions), though if they’re okay you should be able to get away with using a few strategically placed rugs and pretty styling to draw attention elsewhere.

      • Lee Hynes says:

        I replied to the email with pics because I don’t know how to upload t them here. Just wanted to say I admire the way you don’t go around gutting everything you see but make wonderful transformations of whats there! Fresh ideas, brilliant!

  15. Pat from New Jersey USA says:

    I can not wait to see the transformation!

  16. Veronica says:

    Looking forward to this! You have the ability to see potential and capitalise on it. I always appreciate how you keep the budget in mind but not as the expense of good design. Bring it on.

  17. Jennifer Ryan says:

    Love the house, looks spacious and has great potential. Good luck with the transformation Kristine, not that you need luck with your expertise.

  18. Tania Hunt says:

    Really looking forward to this!

  19. Jeri says:

    Super excited to follow along. Love your work.

  20. Monika says:

    I feel like a kid before Xmas! Can’t wait to see the result! :)

  21. Cecilia says:

    Can’t wait to see what you do. Love the character the bricks give the house. I
    Sure you are gonna have so much fun with that!

  22. Johnene says:

    Your friend is very lucky to be able to take advantage of your talents. Can’t wait to follow along. You go girl!

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