Should You Renovate Before Selling? ROI Data for Kitchen & Bathroom Upgrades?
Spend first, then sell? list “as-is” and leave it up to the buyer’s imagination? The wrong decision can cost thousands in Chembur’s resale market. Between January 2023 and May 2024, we examined 58 closed resale transactions, comparing the final sale prices with the actual renovation invoices. Before you grab that sledgehammer, make use of the numbers that have been released.
Average Chembur Flat in Sample
- Age: 12–18 years
- Size: 750 sq ft carpet 2-BHK
- Baseline price (before reno): ₹1.25 Cr
- Baseline time on market: 71 days
We bucketed renovations into three tiers and calculated net ROI (sale uplift minus spend).
Cosmetic Touch-Up (₹60–90k)
- Fresh Royale Shyne paint, switch plates, tube-light replacements
- Avg. uplift: ₹1.3 lakh
- Net ROI: 44 %
- Days saved: 8
Takeaway: Cheapest speed hack. If your flat looks like the 2005 World Cup is still on the walls, a ₹75 k coat of paint is almost always worth it.
Modular Kitchen (₹2.5–3.2 lakh)
- 8-ft granite counter, soft-close Hettich channels, chimney, under-cabinet LED
- Avg. uplift: ₹4.1 lakh
- Net ROI: 46 %
- Days saved: 12
Kitchens sell flats in Chembur. The deciding photo in 62 % of listing clicks was the countertop shot. Stick to neutral colours—white or light grey; buyers from South Indian communities (a big segment in Chembur) equate white with cleanliness.
Bathroom Full Redo (₹1.4–1.8 lakh each)
- 6×4 ft master bath: wall dado till lintel, Kohler fittings, anti-skid tiles
- Avg. uplift: ₹2.3 lakh
- Net ROI: 53 % (highest)
- Days saved: 9
Pro-tip: Retain existing plumbing lines; shifting WC or shower increases cost by 35 % and eats into ROI.
False Ceiling + LED Cove (₹80–120 k)
- Gypsum ceiling in living + master bedroom
- Avg. uplift: ₹1.1 lakh
- Net ROI: 29 %
- Days saved: 4
Only pursue if the slab shows seepage patches. Chembur’s salty sea breeze can make old POP ceilings crumble, and buyers take one look and start discounting.
Flooring Change (₹2.8–3.5 lakh)
- Replace 1990s mosaic with 2×2 vitrified tiles
- Avg. uplift: ₹3.0 lakh
- Net ROI: 7 % (lowest)
Avoid unless tiles are cracked or mismatched. Buyers factor flooring into their “I’ll redo it anyway” budget, so you rarely recover cost.
Case Study | Shell Colony 2-BHK
- Listed at ₹1.27 Cr, 45 days, zero offers
- Spent ₹2.9 lakh: modular kitchen + 2 baths + paint
- Re-listed at ₹1.34 Cr, accepted ₹1.32 Cr after 12 days
- Net gain: ₹6 lakh on ₹2.9 lakh spend (ROI 107 %)
Age Rule of Thumb
- Building <10 yrs → Stick to cosmetic only.
- 10-20 yrs → Kitchen + bath combo gives best IRR.
- >25 yrs → Renovate only if redevelopment is 3+ years away.
Financing Your Reno
Bajaj Finance and HDFC Renovation loans offer 10.5 % for 5 years—EMI on ₹3 lakh is ₹6,450. If the renovation shortens sale time by 30 days and lifts price by ₹4 lakh, the math is in your favour.