Renovating your home is a big decision, whether you’re preparing to sell or simply want to add long-term value. But not all home improvements are created equal. Some can boost your property’s appeal and selling price, while others may cost more than you’ll ever recover.
As the 2025 market continues to shift, it’s more important than ever to spend wisely. With buyer budgets tightening and house price growth slowing across many UK regions, sellers need to be smart about where they invest.
In this guide, we’ll look at the renovations that bring the best return on investment (ROI), the upgrades to avoid, and how local buyer demand shapes what really adds value. Whether you’re selling soon, buying a fixer-upper or just looking to future-proof your home, these tips will help you make informed, financially sound decisions.
Why ROI matters in today’s market
According to Rightmove’s latest House Price Index, average house prices have remained relatively stable through 2025. Growth has slowed compared to the rapid rises seen in recent years, and buyers are becoming more cautious with their budgets.
Zoopla’s data shows similar trends. Demand is still strong, especially in regional towns and cities, but buyers are focusing more on value for money. Homes that are well-presented and ready to move into are attracting the most interest.
That means sellers who invest in the right renovations can gain an edge. But overspending on the wrong projects could leave you out of pocket.
In fact, a 2024 report by Rated People found that 73% of UK homeowners prioritise improvements that add long-term value, not just cosmetic upgrades. It’s not about flashy finishes – it’s about smart, practical changes that reflect what buyers actually want.
The top renovations for maximum return
We’ve ranked the most effective improvements based on UK averages and current buyer behaviour. Each of these options delivers strong ROI when done well and aligned with your local market.
1. Kitchen improvements (ROI: up to 80%)
The kitchen remains the heart of the home – and the room that often seals the deal for buyers.
You don’t necessarily need a full renovation. In fact, smaller upgrades can deliver big results without the hefty price tag.
Focus on:
- Replacing tired worktops or cabinet doors
- Updating handles, taps or light fittings
- Repainting units in a neutral colour
- Improving layout or storage if possible
Avoid luxury appliances or over-customising. A clean, modern and functional kitchen with broad appeal works best for most markets.
2. Bathroom refresh (ROI: up to 70%)
Bathrooms are another high-impact area. Buyers notice immediately whether it feels clean, fresh and practical.
Simple upgrades with strong ROI include:
- Replacing an outdated suite with something modern
- Regrouting tiles
- Fitting new flooring
- Swapping out tired mirrors or lighting
Like kitchens, full reconfiguration isn’t always needed. Make it feel well maintained and ready to use.
3. Energy efficiency upgrades (ROI: 60 to 80%)
With energy bills still a concern, more buyers are factoring in running costs and EPC ratings when choosing a home.
Upgrades that typically offer strong returns include:
- Loft or cavity wall insulation
- A modern, efficient boiler
- Double or triple glazing
- Draught-proofing
- Smart heating systems
In some areas, buyers are actively searching for homes with EPC ratings of C or above. Making these changes can boost saleability and price.
4. Curb appeal and first impressions (ROI: up to 65%)
You never get a second chance to make a first impression. Buyers often make snap decisions the moment they arrive.
Simple, cost-effective ways to improve curb appeal:
- Paint the front door
- Tidy the front garden or pathway
- Clean windows and sills
- Upgrade outdoor lighting
- Add greenery or planters
And don’t forget your entrance hall. A tidy, welcoming space with neutral tones and good lighting can set the tone for the rest of the viewing.
5. Reconfiguring layout or adding storage (ROI: 50 to 70%)
Creating more usable space doesn’t always require an extension.
Think about:
- Removing a non-load-bearing wall to open up space
- Creating a utility or boot room
- Adding built-in wardrobes
- Converting an under-stairs area into storage
In homes with limited square footage, practical layout improvements can make a huge difference to value and buyer perception.
Want tailored advice on what your home needs to attract buyers?
Book a free, no-pressure valuation with Whitegates.
Renovations that rarely pay off
While some projects deliver excellent ROI, others are more likely to be passion projects than profit-makers.
Here are a few that often don’t recoup their cost:
- High-end finishes in mid-range homes: Designer appliances or imported tiles rarely increase sale price enough to justify the expense
- Converting bedrooms into dressing rooms or home offices: Unless flexible, reducing bedroom count can lower your home’s market value
- Overly bold or unique décor: Bright colours, murals or statement wallpapers can be a turn-off. Stick with neutral styling when preparing to sell
- Luxury extras like pools, cinemas or saunas: These are expensive to install and appeal to a limited market
As a rule of thumb, if the upgrade doesn’t increase the number of usable rooms or improve energy efficiency, it may not pay off.
What buyers want in your area
One of the most important factors when planning any renovation is location. A £10,000 kitchen upgrade might be well received in one area – but completely unnecessary in another.
At Whitegates, we work across towns and cities throughout the Midlands and North of England. Here’s what our local branches are seeing from buyers in 2025:
- West Yorkshire: Homes with updated heating systems and good EPC ratings are selling faster. Off-street parking is also a key selling point
- East Midlands: Buyers are favouring homes with low-maintenance gardens and neutral décor over high-spec finishes
- North West England: Modernised kitchens and bathrooms remain top priorities, especially in family homes. Storage and utility spaces are also in demand
- Yorkshire towns: Home office space or adaptable spare rooms are becoming more desirable, especially in areas with a rise in hybrid working
Understanding what local buyers want can make all the difference when deciding what to update before going to market.
Should you renovate before you sell?
The answer depends on your goals, timeline and budget. If you’re selling soon, the best approach is to make cosmetic improvements that improve first impressions and highlight the home’s best features.
Focus on:
- Painting walls in neutral colours
- Fixing minor repairs (leaks, broken handles, worn flooring)
- Deep cleaning throughout
- Tidying outdoor space
Larger renovations – like kitchen replacements or extensions – may not be worth doing unless the current condition is poor or you’re planning to stay longer term.
Not sure what to fix or upgrade before selling?
Ask your local Whitegates expert for honest, informed advice.
Thinking long-term: renovate now, sell later?
If you’re planning to stay in your home for several more years, renovations that improve your quality of life and energy efficiency can still add value when it’s time to sell.
In that case, it makes sense to invest in:
- Quality materials that will last
- Layout changes that improve daily function
- Energy upgrades that lower bills
- Finishes that balance personal style with broad appeal
Always keep documentation of any major works, including guarantees, planning permissions or certificates. Buyers appreciate homes that come with a full history and peace of mind.
Final thoughts: renovate with purpose, not guesswork
Renovating a home is exciting, but it’s also an investment. The most profitable changes tend to be practical, visible and aligned with what today’s buyers are looking for.
If you’re preparing to sell in 2025, start by thinking like a buyer. What would impress you during a viewing? What would put you off? Which features are common in recently sold homes nearby?
And most importantly – don’t go it alone. At Whitegates, we know what sells in your area, what doesn’t, and how to help you spend wisely to get the best return.
Considering renovations but unsure where to start?
Get clarity with a free, local valuation and property consultation from Whitegates.
