The Globe and Mail spoke to realtors and renovators to find the best upgrades when reselling your house.The Globe and Mail
In expensive but lagging markets such as Vancouver and Toronto, realtors say a home renovation could help more than ever to distinguish and sell your home.
Those housing markets were particularly stagnant in 2025 as economic uncertainty, inflation and higher interest rates kept buyers at bay. One study by the online housing platform HouseSigma found only 53 per cent of listed homes in the Greater Toronto Area were sold that year. That compares to 89.5 per cent of listed homes sold in 2021.
Mike Heddle, a broker and team leader at Royal LePage State Realty in Hamilton, says that even though prices are dropping, many buyers still have to stretch every dollar.
That’s why for buyers, a renovated home that feels updated and ready to live in has become increasingly important.
“You’re going to appeal to buyers in today’s marketplace that don’t have additional cash to do renovations,” said Mr. Heddle.
The Globe and Mail spoke to realtors and home renovators for advice on what kind of upgrades are worth paying for to maximize your curb appeal and home value.
The best
Counters and backsplash
Brendan Charters, who runs the design-build firm Eurodale Developments, said your time and money is best spent on simpler jobs that create a high visual impact, especially in kitchens and bathrooms.
In a kitchen, the simplest job that can make an old room look brand new is updating your counter and backsplash.
“Those are the pieces that people touch, so showing wear or tear on that devalues the space,” said Mr. Charters.
He said the cost of such a renovation could range from $5,000 for a cheap and cheerful job, $15,000 for a mid-range products, and $20,000 for a high-end replacement.
However, the return on investment would likely be higher because buyers will treat the space as a newer kitchen, which could cost as much as $100,000 to completely redo.
Master bathroom changes
Mr. Heddle says there’s one simple reason that the primary bathroom and primary bedroom should be a focus for renovations.
“It’s a really important room because the people who are buying the house are going to be sleeping in this room,” said Mr. Heddle, who estimated bathroom renovations often provide an 85 to 90 per cent return on investment.
“When that primary bathroom is renovated to be spa-like or luxurious, there can be great returns on that.”
Smaller changes that make a bathroom look cleaner or newer can also be helpful.
Mr. Charters said you could change your toilet, install new faucets and redo the grout and caulking on your bathtub for around $4,000. Those fixes alone can make an old bathroom look much newer.
On the other hand, ripping out a bathroom and redoing it from top to bottom would cost closer to $40,000, he said.
Breakfast bar or island
“The kitchen is where people always come together at the end of a long day,” said Tim Syrianos, principal broker of record and owner of RE/MAX Ultimate Realty in Toronto.
For kitchens that have enough space, installing an island or a breakfast bar can create an enormous difference.
Mr. Heddle agreed that such an addition could turn a kitchen into a space worthy of hosting people or holding events, and buyers will appreciate the option of another room to entertain guests in.
Flooring
Flooring is a critical visual element: it covers the entirety of your square footage.
Mr. Charters also says that people tend to consider flooring updates to be a tedious job because of the amount of work involved with moving furniture to facilitate the work.
That’s the beauty of renovating flooring as a seller – you’re going to move your items out of the space anyway, so preparing for a floor replacement can be part of the decluttering process.
Mr. Charters estimated that quality new flooring could cost between $12-$18 per square foot, or a little more if you choose to glue that flooring in, which would improve its sound and feel.
The worst
Bathrooms squeezed in a small space
It might seem like a good idea to cram in an extra bathroom on the main floor to make your listing seem more appealing, but the end result can be awkward and a turn off for buyers.
“Trying to squeeze a two piece on the main floor, in some cases near the kitchen, it’s a no-no,” said Mr. Syrianos.
“It’s a bad location and a bad idea.”
The bathroom ends up feeling crammed, the location hinders the feeling of the home and in some cases the whole setup is awkward enough that it can hurt your home’s value.
Systems
Investing in your roof, a more efficient boiler or a better heating system sounds like a sensible thing to do, but experts say that these updates simply won’t do much to inspire a buyer.
“Even though it’s a great homeowner pursuit, it’s discounted by realtors,” said Mr. Charters. “It shouldn’t be, but it is.”
Mr. Heddle agreed, saying that a roof will likely only garner a 50 per cent return on investment, and that products such as furnaces are generally used until they absolutely must be replaced, so they won’t make a major difference for buyers.
DIY jobs
Mr. Heddle says that we live in an era where do-it-yourself work is both much more possible and often encouraged.
However, if an addition to your home or a fix looks amateur, it’s going to have a very negative impact on your home’s resale.
“Many buyers feel that it’s a waste, they’d have to rip it out and do it properly,” said Mr. Heddle.
It depends
Pools and the great outdoors
It is extremely difficult to calculate the return on investment for landscaping and swimming pools, says Mr. Heddle. They’re two types of renovations that can be divisive and in some cases can turn off potential buyers.
That’s especially true with swimming pools, which can come with high operating and maintenance costs.
Mr. Heddle says there’s data that suggests that a third of the population really wants a swimming pool and is actively seeking one in the home they purchase. A third doesn’t want one and won’t consider a home that has one. Another third of the population is indifferent.
“If you’re looking at installing a pool, make sure that type of renovation is specifically for your own enjoyment,” said Mr. Heddle, who said a pool is more of a lifestyle choice than a way to make your home more likely to sell.
