Maximising Your Home’s Value: ROI of Kitchens, Insulation & Extensions Before Selling
Introduction
When it’s time to move on, most Irish homeowners wonder which improvements will give the biggest boost to their property’s asking price. While every house is unique, three upgrades consistently deliver the strongest financial returns: kitchen remodels, energy‑efficiency insulation, and well‑planned extensions. This article breaks down the typical costs, the average percentage increase in market value, and practical advice for getting the best return on investment (ROI) before you list your home on perfectproperty.ie.
Quick takeaway:
• Kitchen remodel – 70‑80 % ROI
• Whole‑home insulation – 30‑50 % ROI (plus lower running costs)
• Single‑storey extension – 60‑70 % ROI when adding usable living space
1. Kitchen Renovations – The Crown Jewel of ROI
1.1 Why kitchens matter
The kitchen is the heart of the home and the most photographed room in online listings. A modern, functional kitchen signals to buyers that the property has been well‑maintained and is ready for move‑in.
1.2 Typical costs in 2025
| Scope | Average cost (€/m²) | Typical total (for a 12 m² kitchen) |
|---|---|---|
| Basic refresh – new worktop, paint, hardware | €1 200–€1 800 | €12 000–€18 000 |
| Mid‑range remodel – semi‑custom cabinets, integrated appliances, LED lighting | €2 500–€3 200 | €30 000–€38 000 |
| High‑end fit‑out – bespoke joinery, premium stone worktop, smart appliances | €4 000–€5 500 | €45 000–€66 000 |
Sources: IVCG Kitchen Renovation Cost Guide 2024‑25; BuildTech Kitchen Cost Survey 2025.
1.3 ROI figures
- National average: 70 % – 80 % of the amount spent is recovered in the sale price.
- Regional variation: Dublin and the Mid‑East tend toward the higher end (up to 85 %) because buyers value premium finishes; rural counties often see 65 %–70 % ROI.
Example: A €20 000 kitchen remodel in Cork typically adds €14 000–€16 000 to the asking price.
1.4 How to maximise kitchen ROI
| Action | Why it matters |
|---|---|
| Focus on layout – keep the work triangle efficient. | Improves functionality and buyer perception. |
| Choose neutral finishes – light greys, whites, natural wood tones. | Broad appeal; reduces “personal taste” risk. |
| Invest in energy‑efficient appliances (A+ or A++). | Adds value and lowers future running costs – a selling point. |
| Upgrade lighting – under‑cabinet LEDs and layered ceiling lights. | Makes the space feel larger and modern. |
| Don’t over‑customise – avoid overly bespoke features that limit buyer appeal. | Keeps ROI high; resale market prefers flexibility. |
2. Insulation – The Quiet Money‑Saver
2.1 Why insulation matters
Energy‑efficiency upgrades have become a decisive factor for Irish buyers, especially after the SEAI’s 2024‑25 grant programme which subsidised up to €4 000 for whole‑home retrofits. A well‑insulated home not only reduces heating bills by 30 %–45 % but also scores higher on the Building Energy Rating (BER) – a key metric in listings on perfectproperty.ie.
2.2 Common insulation upgrades & costs
| Upgrade | Typical cost (€/home) | Expected energy saving |
|---|---|---|
| External wall insulation (full‑wrap) | €12 000–€18 000 | 20 %–30 % reduction in heating demand |
| Cavity wall insulation (where applicable) | €3 000–€5 000 | 10 %–15 % reduction |
| Loft insulation (min. 250 mm) | €1 200–€2 000 | 15 %–20 % reduction |
| Solid‑floor insulation | €2 500–€4 000 | 5 %–10 % reduction |
| High‑efficiency windows (double‑glazed) | €4 000–€8 000 | 5 %–10 % reduction |
Sources: SEAI Retrofit Full‑Year Report 2024; BuildPro Insulation Cost Guide 2025.
2.3 ROI figures
- Average ROI: 30 %–50 % of the outlay is reflected in a higher sale price.
- Added value through BER: Upgrading from a D to a B rating can increase asking price by €5 000–€10 000 in most markets; moving to an A rating can add another €5 000–€7 000.
Example: A €10 000 external wall insulation package in Galway may lift the property value by €3 500–€5 000 and make the home stand out in search filters for “energy‑efficient”.
2.4 How to maximise insulation ROI
| Tip | Impact |
|---|---|
| Target the biggest heat loss areas – walls and loft first. | Highest energy‑saving percentages. |
| Combine with a BER upgrade – get a professional assessment and showcase the new rating in your listing. | Improves marketability. |
| Leverage SEAI grants – apply early; the grant reduces net cost, improving ROI dramatically. | Grants can cover up to 30 %–40 % of costs. |
| Document the work – keep invoices, before‑and‑after photos, and the BER certificate. | Provides buyer confidence and justifies price. |
| Avoid over‑insulating – excessive insulation beyond code requirements may not increase value proportionally. | Keeps cost‑to‑benefit balanced. |
3. Home Extensions – Adding Space, Adding Value
3.1 Types of extensions that sell
| Extension type | Typical added floor area | Common purpose |
|---|---|---|
| Single‑storey rear extension | 15 – 30 m² | Larger kitchen/dining, open‑plan living |
| Two‑storey side or rear extension | 20 – 40 m² (per floor) | Extra bedroom suite, home office |
| Conservatory/ glazed annex | 10 – 20 m² | Light‑filled leisure space, seasonal use |
Source: BuildPro House Extension Cost Guide 2025.
3.2 Typical costs
| Scope | Cost per m² (€/m²) | Total for 20 m² |
|---|---|---|
| Basic rear extension (standard build) | €1 400–€1 800 | €28 000–€36 000 |
| High‑spec extension (premium finishes, integrated services) | €2 200–€2 800 | €44 000–€56 000 |
| Planning & professional fees | 10 %–15 % of build cost | €3 000–€8 000 |
Note: Prices include planning permission fees, which have risen 8 % in 2024.
3.3 ROI figures
- Average ROI: 60 %–70 % of the construction cost.
- Regional nuance: In Dublin and commuter belt towns, ROI can reach 75 % because added square footage is at a premium. In the West, ROI tends toward 55 %–60 % but still outperforms most other improvements.
Example: A €40 000 rear extension in Kildare often adds €28 000–€32 000 to market value, while also increasing the house’s usable space—an attractive combination for families.
3.4 How to maximise extension ROI
| Strategy | Reason |
|---|---|
| Plan for flexible use – create a space that can serve as a bedroom, office, or living area. | Broadens buyer appeal. |
| Match the existing style – use similar roofing, cladding, and window profiles to the original house. | Avoids “mismatched” look that can depress price. |
| Prioritise natural light – large windows or skylights increase perceived size. | Improves marketing photos. |
| Obtain full planning approval – a legally compliant extension eliminates buyer concerns. | Guarantees smooth transaction. |
| Consider modular or prefabricated construction – can reduce cost by 10 %–15 % while maintaining quality. | Improves ROI margin. |
4. Putting It All Together – A Practical ROI Calculator
Below is a simple framework you can use to estimate the net benefit of each improvement. Plug in your local cost estimates and the percentages from the tables above.
Net Value Gain = (Improvement Cost × ROI %) – (Financing Costs + Grant Contributions)
Example calculation – Dublin 4‑bedroom semi‑detached
| Improvement | Cost (€) | ROI % | Gross Value Gain (€) | Grants/Financing (€) | Net Gain (€) |
|---|---|---|---|---|---|
| Kitchen remodel (mid‑range) | 30 000 | 80 | 24 000 | 5 000 (SEAI kitchen grant) | 19 000 |
| External wall insulation | 15 000 | 45 | 6 750 | 6 000 (SEAI grant) | 750 |
| Rear single‑storey extension (20 m²) | 35 000 | 70 | 24 500 | 0 (no grant) | 24 500 |
| Total Net Gain | — | — | — | — | 44 250 |
In this scenario, the extension delivers the highest net value, but the kitchen remodel still adds a strong €19 000 after grant assistance.
5. Timing & Market Considerations for 2025
| Factor | Impact on ROI |
|---|---|
| Season – Spring/Summer | Higher contractor availability; may increase labour cost but improves project speed. |
| Interest‑rate environment – Current Irish mortgage rates ~5.5 % (2025 Q2) | Higher borrowing costs can erode net ROI; consider cash‑flow or short‑term financing. |
| Housing market trend – CSO Residential Property Price Index shows a 4 % YoY rise in Q2 2025 | A rising market amplifies ROI; a downturn can compress gains. |
| Energy‑price volatility – With gas prices up 12 % YoY, energy‑efficiency upgrades become more attractive to buyers. | Boosts perceived value of insulation. |
| Regulatory changes – New building code (2025) mandates minimum insulation standards. | Homes already compliant command a premium. |
Tip: If you’re close to the end of the year, schedule insulation work early (Q3‑Q4) to take advantage of the SEAI grant deadline (31 December 2025) and to have the BER certificate ready for listings in Q1 2026.
6. Practical Checklist Before You List
- Obtain a professional valuation – SCSI or a local estate agent can give a baseline price.
- Document every improvement – invoices, before/after photos, BER certificates.
- Update the property description – highlight “new kitchen”, “A‑rated energy efficiency”, “extra living space”.
- Stage the new spaces – showcase the kitchen island, bright extension living area, and energy‑saving thermostat.
- Price strategically – add the net ROI figures to your asking price, but stay within the local market range to avoid over‑pricing.
Conclusion
Investing in the right home improvements can significantly boost your property’s market value and speed up the sale. In 2025 Ireland’s housing market, kitchen remodels (70‑80 % ROI), whole‑home insulation (30‑50 % ROI plus lower utility costs), and well‑designed extensions (60‑70 % ROI) remain the top three upgrades for sellers.
By carefully budgeting, leveraging available grants, and aligning the design with buyer expectations, you can maximise your return and present a compelling, energy‑efficient, and spacious home on perfectproperty.ie.
Ready to start? Use the cost guides above, run the simple ROI calculator, and speak to a reputable contractor today – the sooner you begin, the faster you’ll reap the financial rewards. Happy renovating!