Kitchen Design for Resale: What Adds Value to a Home?
You’re ready for a new kitchen. But you’re not sure you’ll be in that same house five years from now. So how do you approach a renovation when you want a change that suits your own taste and lifestyle, but will also be sellable once you put it on the market?
Studies show that kitchen and bath renovations yield the highest ROI (return on investment) upon resale. We spoke to some of our designers as well as a colleague from Keller Williams Realty, Remington Colbert, to get their opinions on what approaches you should take when it comes to
- Color and Materials
- Design and Style
- Layout
- Appliances
- Storage
And then we finished it up with more tips on what adds value to a home kitchen. It doesn’t have to be boring! You can include elements to make it “you” that can easily be changed to fit a new buyer’s taste.
Choice of Color & Materials: Go Neutral
When you’re looking for the best colors and materials to add value to your home and kitchen, our designers and Remington agree that you should go neutral. That’s the key.
Classic white is neutral – it’s a blank slate. And it doesn’t have to mean “boring” or “safe”. Today’s whites can be many things, either cool whites with gray or blue undertones, or warmer whites with beige or taupe tones.
Two-toned kitchens have been popular for years with either two paint colors or paint and wood. You could add an element of stained wood, such as rift-cut white oak, for perhaps the island or a hutch; it would beautifully complement a painted perimeter, provide textural and visual interest, yet maintain the broadly appealing palette that won’t turn anyone away.
Design: Keep it Simple
Aside from the colors and materials, if designing for resale is important, you must consider the cabinet door design. Simplicity is key.
Shaker doors with concealed hinges can be customized with different step profiles and frame thicknesses for both inset and frameless construction. Selecting a door with heavy detailing or applied moldings will likely not win points with a potential buyer.
On the opposite end, an overly sleek, contemporary kitchen could quite possibly be a deterrent as well. Something right in the middle – classic, not too traditional and not too contemporary – is something that would appeal to a broader range of tastes.
Layout: Make Sure It’s Functional
Layout is the next thing you’d want to consider for resale. It must make sense and be maneuverable. You can’t go wrong by following the cooking or work triangle. For most people, whether they are aspiring chefs or big entertainers, the kitchen is still the heart of the home.
If you are lucky enough to have a large island add an overhang for seating. Put the range or cook-top on the island so whoever is prepping can face their children doing homework or talk to guests enjoying wine and cheese. That will be universally appealing. Your kitchen designer will help you figure out the most efficient layout possible.
Appliances: Basics (& More)
You also want to make sure you include at least the basic appliance package whether or not you enjoy cooking. If you plan to sell in five years, that might be a deciding factor for a potential buyer.
Appliance Must-Haves:
- Refrigerator/freezer
- Dishwasher
- Range or Cooktop
- Wall oven(s)
Bonus Appliances (if budget and space allow):
- Warming Drawers
- Microwave Drawers
- Wine Coolers
- Steam Ovens
- Additional Refrigerator or Freezer Drawers
- Second Dishwasher
People also are more drawn to paneled fronts for a more integrated look vs. stainless steel. (And, although this falls under plumbing fixtures, a stainless steel undermount sink is definitely a draw!)
Storage: Make it Efficient
Another critical (and universal) element to consider is storage and accessories that add function and efficiency. No one likes clutter. This will be something that will obviously benefit you while you occupy the house yet add excitement for potential buyers.
Popular storage accessories:
- Tall Pantries, either Pull-out or with Interior Roll-outs
- Trash and Recycling Pull-outs
- Spice, Cutlery, and Utensil Dividers
- Knife Blocks
- Tray Dividers
- Roll-outs in Base Cabinets
- Corner Swing-out Solutions
In an NYC dwelling, sometimes building up (if possible) vs. out might be the way to add additional storage – maybe consider a second tier of wall cabinets for items that you may not use every day.
More Tips to Add Value to Your Home (from a Real Estate Broker)
Remington Colbert is a broker that works primarily out of Manhattan and deals with both smaller apartments, townhouses/brownstones, as well as larger Penthouses with as much space as a suburban home!
Always Choose Functionality Over Aesthetics
What he’s learned is that regardless of the size, functionality trumps aesthetics when considering resale in New York City. If you plan to stay in the home for 20+ years do exactly what makes you happy with all the bells and whistles; but if you plan to stay for five years or less, you need the space to be adaptable.
Consider Brand Names
Remington has learned that Manhattanites are big on brands and quality products if it’s their primary residence, regardless of how long they plan to stay. But if it’s just a pied-à-terre that they either rent out or stay in from time-to-time, the products they select aren’t as important – it’s more about efficiency and storage.
Think Creatively about Layout & Storage
Manhattan dwellings can often have limited space, so the layout is critical – how do you fit it all in? One client of ours didn’t have as much storage as they needed in the kitchen, so they had two tall hutches built for additional storage in the hallway. There are creative ways to make it all work. Remington’s advice is to help a potential buyer envision what the space could look like – how the apartment (especially when it’s on the smaller side) can be adapted to fulfill all their needs.
Work with a Broker
Working with a broker (like Remington) who is up to date on trends can help guide your renovations. A broker can help you consider future buyers’ needs during the process to help you increase your home value. You can make selections that fit your own taste but can easily be changed by a new owner, like wall color, wall paper, fun stools, lighting fixtures, hardware, window treatments, and more.
