Current trends in kitchen/bath designs

That's a very good question. I think a newly and beautifully renovated apartment will definitely attract more buyers and sell fast, but whether you can get your cost back is questionable.

When we were looking for apartments, since our criteria is very strict, there were only ~10 that we went and saw. Among these:
- 1 is newly, nicely renovated. Had very crowded open houses and sold fairly quickly. We didn't like that the kitchen has no vent, and the building was a bit old and there were a few stairs to the lobby without a ramp, but it didn't bother others.
- 2 are not newly renovated, but in move-in condition. The one on high floor sold quickly, the other one went off market
- 1 in move-in condition but for us we would need to change the partition slightly to make a den into a bedroom. Also I didn't like the kitchen much. But it has a unique bathroom with great light. It also sold quickly.
- The rest are generally quite old and need full renovations. We ended up picking one of these with good bones (nice building, higher floor, good light) and are now waiting for the renovation to begin.

In general I prefer getting a place that needs full renovation and renovate it myself, because I have strong opinions on how things should be. I would feel guilty if I have to tear down perfectly working and fairly new kitchen/bath. But I must be in the minority. My husband as well as my friends strongly prefer places that are move-in ready.

Renovation takes a long time, especially for the new buyer. As the seller, you have the advantage of being able to live there during the planning stage.

If I were you, I would consider who the most likely buyers of your apartment are, and how unique your apartment is.

Reasons for you doing the renovating (don't use high end stuff, the people who want move-in ready are not that discerning anyway, my friend doesn't even know she has marble counter in the bath):
- if you have a good design sense
- if you know people in the trade who can give you discounts
- if your buyer is not likely to stay 10+ years
- if your apartment is not that unique and you need to make it stand out

Reasons to keep it as is and let the buyer renovate:
- if this is likely the "forever home" for the buyer
- if the desired floorplan is not very clear-cut, as in, maybe half the buyers will want to make it into a 2-bedroom apt.
- if your apartment is quite unique

And if you decide to renovate, keep it simple, neutral, and cost-effective.

Good luck!

If I was going to renovate an apartment in order to sell it i would do the renovation immediately before selling it. That way you are selling a "brand new" renovation as well as only having to move once (as opposed to moving out for the renovation, moving back in and then again when you sell it). Also, you have no way of knowing what is going to be the current "in" thing a couple of years down the road.

Fire Dragon - thanks for the detailed response. Good points all.

30yrs: Thanks also.

However, I already have a general strategy for this renovation. What I am looking for is specific information on popular design features that will add value to my apartment and achieve the highest profit on resale. For example, what are the most popular brands, colors, finishes, appliances and fixtures that the typical buyer (I know I know there is no such thing!) wants to see when apartment shopping.?

It seems that the open kitchen design is still very important. I have seen many all white kitchens but when I check out interior pictures of new developments I can see what is trending. You may want to visit some model apartments in new developments, read their brochure which many times indicates material, etc. I also like to read Architectural Digest. They have a lot of info on this topic.

I don't think higher end thing can pay for themselves. Things that most people are OK with would be white walls, white shaker cabinets, quartz countertop, medium tone wood floor -- no red tone, large format porcelain tiles in bath. Under cabinet lighting, LED lights, dimmable switches. W/D and venting outside is priceless. Maximize kitchen and bath footprint. How many bathrooms are there? If less than two full ones, can you make it two?

I think $1500 per square foot for a prewar 1-BR, 1-BA in Midtown is pretty aggressive (and I'm an owner in the Parc Vendome, so I'm already a fan of the whole prewar doorman Midtown West trip). As of this minute, my clients would want to see customized closets that were well outfitted for two people, a period-respecting renovation in the main rooms (clean moldings, heavy doors, staying with bordered floors if that was original) but with a sleeker, more modern kitchen and bath. I would put on your checklist a tiled nook for soap/shampoo, some kind of rainforest shower head system, an island in the kitchen that can serve as a breakfast bar for two people, and a dedicated space in the kitchen for garbage and recycling cans. Also, in the bath, please don't put in that double-drawer vanity thing that looks it came from Home Depot.

I agree with all the other posters on this thread that maximizing the footage of the kitchen is very important, and a W/D is gold if you can put one in (a stacked full set; I don't think those Malber all-in-ones add that much value).

And yes, I'm prepared to hear from KyleWest and others about my call that you don't need to do a period bathroom in a period apartment.

ali r.
{downtown broker}

1200 is very large one bed room. You will be best off trying to add a bathroom or half bath and an interior bedroom assuming another bedroom with the window is not possible.

In my experience in that price range, there are people looking for "good enough" and people who are going to tear out whatever is there anyway.

If you renovate for resale, you want to target the "good enough" buyer. How much that will cost depends on the current condition.

I think money spent on a high end renovation would be largely lost in resale.

Ximon, Take a look a Porcelanosa showroom on 25th and 5th. It is excellent quality with upto 40% off on selected items. You will get some idea of what people like.

For your size apt, I would go for Bertazzoni rather than Wolf.

Stainless steel is still the king for resale.

So many good comments! I tend to agree that too high a renovation will be hard to recoup. Where is the right level? GE Profile instead of Sub-Zero? That kind of thing?

Unfortunately, I cannot add a bathroom or bedroom. just not feasible based on the layout.

There is always a segment of the seller market that will want to do their own thing regardless of what condition or level of finishes "as is". But I can't cater to every buyer. I do think that the average buyer would rather buy an apartment in move-in condition especially if they coming from out-of-town. So it comes down to what is "good enough".

Front Porch, great ideas for the customized closets and dedicated garbage/recycling. Especially as my buyer could easily be a couple so maybe carve out two closets in bedroom?

Also want to think about how to make bathroom comfortable for two people. Can't fit two sinks. What about dual showers?

Any other ideas?

The problem with this question is three-fold. You will need to live in this space for a fair period of time -- too many people design for the next person that may not materialize, and your 18 months might turn into 18 years. Renovations improve marketability, but you should not assume you will recover the renovation costs. And, while I very much defer to professionals like Front_Porch who have far greater insight into a broader segment of buyers, all preferences are subject to debate. I think tiled soap nooks are a petri dish of gunk, and I prefer a $30 Speakman showerhead to a rain head. I put a ridiculously overpriced exposed valve rain head shower system in my weekend house and I look forward to getting rid of it. They are good for situations with weak water pressure, but in NYC I prefer to get blasted by a fire hose.

I will say hands down a washer and dryer is huge for pretty much any buyer.

Thanks NYC. Unfortunately, I do not have the luxury of living in this space indefinitely. But I agree (and fear) that I may not be entirely happy with the renovation over time. But I can live with that if a buyer does not disapprove of the work.

I am also a big Speakman fan. Nothing like a hard shower!

Ximon,

For the latest trends who should take a look at www.houzz.com

I will add that if you can get an additional electric to the bathroom, put down an electric floor warmer under the tile. And make sure the contractor does it right -- it needs to cover the entire non-wet areas.

Heated bathroom floors are no-brainers? Would not have thought if it. Thanks for the tip.

Primer05, I was on Houzz yesterday looking at countertops. It looks like the successor to GardenWeb? I was all over that site when I did my past reno about 10-12 years ago.

Front Porch, what are "bordered floors"? Also, the "double-drawer vanity thing" is a standard vanity base for the sink that sits on the bathroom floor? What would be a better replacement? Thanks in advance.

@ximon,characteristic of prewar buildings in NYC to have a border on at least the flooring in the public rooms - usually a thin dark strip (think walnut-colored) a plank's length away from the edges of the room, in contrast with the main flooring (which was usually oak, and lighter-colored.) If you put "hardwood bordered floors" into a Google image search, you'll see what I mean .

As far as the vanity I hate, I don't even know who makes it, just know that I have been seeing it everywhere in cosmetic renos.

Ximon,

You can see the bordered floors here (they are in the bedrooms) https://www.houzz.com/projects/1852105/upper-east-side-duplex-full-gut-renovation.

Beautiful high-end work Primer!

3 Nice things to do: In the shower, in addition to the niche for shampoo, etc., lower down do another small one where one has a place to prop up a leg for shaving. So helpful and often forgotten. Another nice touch: -install those embedded thingies that make your closet lights automatically go on when the door is opened. And finally, classy handles instead of door knobs -- ergonomically better for people as they get older and there are some really elegant ones out there.

Propinquity et al, the shampoo niches sound nice but they require building out the wall to accommodate, yes? Same with a one-piece wall hung toilet? In that case, I might prefer a wider tub than a standard tub with these built-in niches.

Couple of features people really like:
Drawers in kitchen to hold pots instead of deep lower cabinets that you have to bend down and all but crawl into.
Upper cabinets 18" above lower ones so a mix master or vitamix or coffee maker easily slide to back of the counter.
Slide out shelves in a deep pantry cabinet are nice features.
Stainless hasn't lost its appeal yet for the vast majority of buyers. But custom wood panels that match the cabinets are also desirable for dish washer and fridge. In terms of brands, you aren't going to get one cent more or sell more quickly because you have a subzero versus a liebherr or a wolf versus a viking versus a thermador. Don't sweat those choices or pay more because you think there is a magic "right" choice.

Hand held shower in addition to overhead shower head.
Double mirror over sink in bathroom so each person in a couple can have a side to themselves.
Partially recess the bathroom medicine cabinets if they won't fully fit into the wall--still nicer than no recess and makes small bathroom feel just a touch less cramped.
People LOVE glass shower wall instead of curtains--don't waste money on clear glass though--no one will complain about the slightly less expensive glass with greenish tint.

If doing electrical work, people like closets with lights that go on when the door opens.
Well designed custom closets are attractive to most buyers. Not the wire shelving which always looks cheap.

MDF crown moldings in living room, dining room make the rooms look very finished and enhance prewar feel. MDF will not crack and warp the way wood moldings will. And on the ceiling no one will ever know the difference.

Wooden radiator covers designed to fit the room make it look much more finished and attractive.

Will these things get you a higher sales price? Not necessarily. But they won't hurt and will certainly get the apartment to sell faster. As a general rule, though, you don't renovate to increase sales price. You do it to enjoy while you are there.

kyle, Out of retirement?

RE: niches in shower/bath. To spend less and still have a slightly luxurious result, consider nickel-plated corner shower baskets instead. Samuel Heath has examples of high end options that essentially never age. There are less expensive options. In a glassed in marble shower they look fantastic. Stack 3 or 4. Include a hook or two with same finish to hold a scrubby or washcloth. http://www.samuel-heath.com/products/product/corner-shower-basket-n156xl/2136/

kylewest, great feedback! Thanks! I am guessing the only downside of the pot/pan drawers are the loss of a little space say 1" all around"?

I agree there is no "right" choice for appliances but still, all the brands you and I mentioned would still be a better choice than GE? If higher end appliances only cost me an additional $10-15,000, would I not get that back in price and more? There is a limit of course. Maybe go no higher/lower than Miele/Bosch?

I already have crown moldings but for some reason the prior owner also kept the original picture moldings a foot below. Thinking of removing these older moldings which may make the ceilings look higher.

For the bathroom, I was thinking of a very large wall mirror so 2 could easily share. Any other ideas to make the bathroom better for sharing?

I really don't know why these improvements would not get me a better price if it makes the apartment more livable. again, I know there are limits.

As 300_ says, 1200 sf is a large 1 bed / 1 bath. And that it can not be converted to a 2 bed now means we are dealing with certain types of buyers. Wealthy artist? Bachelor? Executive pied a terre? What else can you say about the building and about the people in the building? You said pre-war, is this a condo or a co-op? How easy is the board for renovations?
Have you gotten any estimates from brokers on the value today?
What is the condition of the kitchen and bath right now?
How is the view?

Ximon, if you spend 10k more on the appliance you don't get them back or more. I think the general return on remodeling cost is only 60%-70%, and appliances should be lower than average.

Ximon,

Keep in mind the large mirror on the wall you want probably will not fit into the elevator. You might want to have that done in 3 pieces with a 2" shelf in between two of the mirrors.

Spend money where it matters. Picture rail isn't going to sell or inhibit sale of an apartment. If they're in decent shape I would just leave them. Otherwise you have the expense of basically skim coating all the walls to repair the damage from removal. If wall are is ok enough shape as is, you can get away without skim coating if you just use a low gloss paint finish.

I personally don't like GE appliances. I find even the top line feels un-luxe. Buyers do love to see the expensive appliances but don't pay more for them. After all, if they really want them they can just buy brand new ones themselves instead of paying you top dollar for your used ones.

@ 300_Mercer: I lurk still in the background here from time to time. May actually be re-entering the market in coming couple of years so have begun keeping a closer eye on the niche we'd be looking at. Man, apartments are EXPENSIVE!

Ximon, to answer you question, my indented shampoo and leg shaving shower niches were part of the design when shower was tiled. I just measured. They indent 4" deep. You could do corner baskets as Klyewest suggested, but that won't solve the leg shaving issue for women. You could buy a stick on wedge that you see around, but it's kind of a crappy idea. Or you could put in a tiny stool, either free-standing or a corner one that attaches to the wall.

If you are doing a tub/shower combo the edge of the tub serves as a leg rest. If it's just large a walk in shower ( not a good idea in a 1 bathroom apartment) put in a tiled shallow bench

If you're doing a bathtub/ shower combination the tub ledge serves the leg shaving function. If just a large walk in shower ((not a good idea in a 1 bath apartment) just put a tiled "bench" at one end

One thing I forgot to mention was to create niches you don't necessarily need to build up the walls, there is usually enough room to just recess them into existing walls. if not Kyle West suggestion make a lot of sense as usual

Not much to add after Kyle's thoughtful comments. 300 is also always on point and I have seen some of his ideas come to life. His sourcing is excellent and for a banker he has solid style points :) I will say I prefer apartment therapy to Houzz.

http://www.apartmenttherapy.com/search?q=kitchens+2016

Keith Burkhardt
The Burkhardt Group

I recommend Bosch d/w and Jenn Air slide in range and fridge if you want to go high end look on a budget. You can save 15-20K going this route. And of course open it up if you can. And quartz counter top with Ikea cabinets will give you the best bang for your buck IMO.

Doug Perlson
www.realdirect.com

We have sold two in a row based primarily on kitchen, multiple bids on first day. Both white cabinets (neither high end) to the ceiling with crown at the top, and then counter tops that make the cabinets "look" expensive. (One granite, one Calacatta.) Porcelain "wood" tile (5x48) that matched stain color of the wood floors in the rest of the apartment. If you are looking at 30" refrigerators, I would look at the 30" built-in Bosch. Cabinet front. I would keep the picture railing. It is a subtle thing that makes an apartment feel rich with detail work. Depending on how bright your apartment is, I like BM OC-64 flat on walls with BM Chantilly Lace for trim, moulding, etc, with medium dark floors. IMO, resale is helped when someone can walk in and feel the walls and floors are a blank canvas on which to paint their own design with art and furniture. And in Manhattan, OC-64 makes most anything feel bright. (Note: this white is in the gray family.) It also is a white that feels different than standard rental apartment white.

I want the contractor to gut the kitchen and bathroom before I finalize a few things as I may find a little more room in walls for extras like nitches or simply a slightly wider tub.

I also need to come up with a kitchen ventilation plan. I may be able to vent outside but it will be tricky as lots of turns. Anyone think ventless is a good option?

kylewest, I hear you on GE. Any other recommendations? Also, nitches seem more elegant than baskets at minimal additional cost but I will look into further. Thanks for the samuel-heath link.

ph41, I always planned putting a stool in bath/shower - good for toe scrubbing - but maybe do both a stool and nitches for shampoos, etc.? Seems far more elegant than baskets at minimal additional cost but I will look into further.

douglas, I will look into Bosch and Jenn Air although I like the Miele range I saw yesterday. Any thoughts on ventilation?

RE10023, "to the ceiling" cabinets means custom-built, no?

Regarding "staying with bordered floors if that was original" we are planning a renovation of a pre-war (1880s) co-op with single or double dark wood borders in all rooms. Until I saw this posting we were thinking about just running hardwood everywhere (no patterns) but now we're debating whether we could pull off the borders...

We're going for a modern/sleek look in the kitchen, flat white glossy surfaces, simple baseboards, so not sure if we could pull it off, but it definitely sounds like an interesting thing to "preserve" in a complete remodel. Has anyone seen this done in a modern style and did it look good?

Thanks!

Re "to the ceiling" cabinets: Depends on what you mean by 'custom built'. Mine are from Home Depot's 'made to measure' selection, and while they're "custom", they're not the expense of custom designed, hand-built & painted units. I selected my own pulls (not from H-D), and the contractor installed them. It's fully built in, and regularly gets positive comments.

Thanks Aaron2. Did you also consider IKEA for cabinets?

ximon, exactly what Aaron2 said. Home Depot has several brands that you can customize. I bought pulls and knobs separately, as well.

@pw036, if you email me at the brokerage: upstairsrealty [at] gmail [dot] com , I'll send you some photos that you might find helpful.

ali r.

Ximon -- I only briefly considered IKEA. I wasn't that wild about the construction, and wanted something a little more high-end with higher likelihood of longevity (I'm not planning on moving for 10+ years).

We just renovated our kitchen and put in a GE cafe range with a double oven. I chose it because our kitchen is very narrow, and having two ovens means the doors don't stick out as far as on one big oven. Truthfully, I rarely use both ovens. But everyone who sees the range comments on what a luxury it is. Also, I love, love, love the cork floor we got to replace the ceramic tile. Feels great underfoot, cat can knock a dish off the counter and it doesn't break, and it looks beautiful. Not expensive, and it will give your kitchen something the others don't have.

Ximon,

I do not know if you have seen my posts on Ikea but as a contractor that does hi end apartments everyday I would not hesitate to use Ikea cabinets for any kitchen. I disagree with Aaron in regards to longevity as we have not had one call back in regards to any Ikea kitchen we have installed.

To see some of the Ikea kitchens we have done you can find them here
www.primerenovationsnyc.com (look at gallery, kitchens. Most of the white kitchens that are flat panel are Ikea)
https://www.instagram.com/primerenovations/ has some as well

Thanks again to the recent responses. I am really narrowing down my choices.

I really want to have kitchen cabinets that go to the ceiling with molding at the very top. I think I am hearing that Home Depot has enough choices in heights that this can be accomplished without custom building the upper cabinets? If so, that's my choice.

I also want good ventilation for the range. Does anyone have experience with downdraft ranges? Jenn-Air and Kitchen Aid make them, even ones that are ventless. I think they are only dual-fuel so maybe not an option for me due to the additional electric required for the convection oven.

I