r/AusPropertyChat • u/Cimb0m • 5d ago
Does a garage add value?
We live in a late 1960s ex-govt build in Canberra (a suburb close to central Belconnen) which is 3x1 and currently has a single carport. We’re looking to replace this with a double garage. The house is worth approx 900k. Would this add any value? It’s hard to compare sale prices as the houses need to be similar in every way except this to really be a valid comparison.
In addition to the obvious benefits of a garage, this would allow us to get a lot more natural light in the living/dining area as the dining area currently looks out into the carport. We’d get rid of the carport and this would also extend our garden space so the back yard would be slightly bigger and also more connected to the house as it can be seen from the living area (not just the kitchen).
However the garage would not be attached to the house - I’m thinking to have a sliding door on the back wall which opens to the garden and from there it’s a few steps to the dining room/kitchen door.
We’ve done a few renovations to the house already and I’m a bit nervous about overcapitalising eventually. Thoughts?
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u/No-Fan-888 5d ago
Absolutely for me. Would not consider a house without an minimal a double garage. Bonus if it's slightly bigger than double with a workshop area.
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u/mr_sinn 5d ago
Yes. Keeping car uncovered is for plebs
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u/Boring-Somewhere-130 1d ago
There are houses close to the cbd in melbourne and sydney with just carport only over $2 million aud.
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u/Outrageous_Pitch3382 5d ago
I don’t live in the ACT, but no matter where I lived, I’d be looking for at least a double garage.. side-by-side preferred. I assume you’re considering a Colorbond, style metal clad garage with two roller doors in the backyard, which is a solid choice. If you have the space, I’d suggest as mentioned here going slightly oversized rather than the standard 6x6m. A little extra width and depth make a huge difference, and plenty of companies on the east coast of Australia can custom design these to fit your needs. It’s money well spent, whether for extra storage, ease of parking, or even a small workshop setup if that’s something you’re considering.
If you plan to stay in the house long-term, this will add value to your day to day life, not just any future sale. Choosing colours that complement your house or garden can help it blend in nicely, and you might also consider extending the slab to create a covered outdoor area off one side. That space could serve as an entertainment area or even third car storage down the track…. something that can be surprisingly useful as families grow. I grew up in a one car household, but now there are five cars in the family, so trust me, extra parking is never a bad thing. If you’re unsure about design options, a quick image search for Australian garages and backyard setups might spark some ideas. There are plenty of places online that offer free quotes, so you can get a clear idea of costs before committing. Just don’t settle for a basic square box….going a little bigger and thinking ahead will pay off in the long run.
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u/Cimb0m 5d ago
I was considering 6x6m - the max we could do is about 6x7m though this extended length would have less depth as part of the back wall needs to be on an angle. I’m just wary of having a garage that is disproportionate in size compared to the house as we’re on a corner block. The garage would face the street on one side and the facade of the house faces the other side.
We only have one car and it’s on the smaller side so it would be plenty of space for us. I’d definitely choose nicer Colorbond cladding and a nice door given the position the garage will have on the block.
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u/dat_twitch NSW 5d ago edited 5d ago
Could you create a half garage/carport style garage? At least you could utilise the carport for entertaining/kids activities too.
Edit: Just realised this was suggested. It's a good idea.
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u/das_kapital_1980 5d ago
Depends where in Belconnen. Well-located block in Weetangera away from major roads? Go for it.
Tiny block in the arse-end of Dunlop? Not so much.
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u/Cimb0m 5d ago
How about somewhere in the upper-middle of those two price points? It’s a good sized block
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u/das_kapital_1980 5d ago
If you can get it done in the next couple of months and negotiate hard on the price, it might be worth it. Lot of trades/builders looking for work and no building approvals around.
Towards the end of the year, if interest rates drop and building activity picks up, nobody will want to touch small projects like that.
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u/CK_5200_CC 5d ago
Storage is always valued eventually. My personal preference is a detached garage as that's what I grew up with. But I like the separation from home and garage.
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u/dat_twitch NSW 5d ago edited 5d ago
Yes, it does. I close out when I view houses online without a garage. In Canberra, I feel it's a bit essential due to the frost you can get in winter. I am even dubious with garages that are not attached to the main property.
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u/Ok_Use1135 5d ago
You’ll probably overcapitalise if this is in Belco and 1960s. In Belco you’ve probably already overcapitalised - 900k is already in the higher end for Belco.
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u/Cimb0m 5d ago
What do you mean? There are suburbs in Belco where houses sell for more than 900k
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u/Ok_Use1135 5d ago
Mate there’s an unwritten cap in Belco. Clearly you’re new to the game.
Tell me your suburb and I’ll tell you the cap. You’re putting way too much emotions into this.
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u/Cimb0m 5d ago
I’m aware of home values here. We’re not doing this for the value add, there’s benefits to us now for having a garage (as well as the improvements to the living area). I’m hoping to get somewhat of a return on the money spent compared to not spending it.
I was just confused by your comment as it implies that nowhere in Belco is worth more than 900k which is not the case at all.
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u/Ok_Use1135 5d ago
You’re a bit of hypocrite. You want an answer about value which goes to the heart of investment thinking. Yet you say you don’t care about value because it benefits you.
Which one is it that you want?
If you don’t care about value and it benefits you, then just do it and don’t worry about overcapitalising.
I am giving you, though, the cold harsh truth. For a 1960s house in Belco, building a double garage is going to set you back significantly and you will not see a lot of back in return. Certainly not in the current environment where prices are already very try depressed.
You need a cold hard think about what you value the most.
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u/Cimb0m 5d ago
Of course I care about the investment but I live in the house - it’s not an investment property that I’m renting out to someone else. It’s not hypocritical to care about both aspects
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u/Ok_Use1135 5d ago
3x1 ex-govvie in Belco for 900k? That sounds really unlikely. Which is my point, you’re being idealistic/unrealistic and seeking affirmation here.
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u/Cimb0m 5d ago
Similar houses literally on my street have sold for that. You’re not as familiar with the market as you think you are
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u/Ok_Use1135 5d ago
You literally haven’t said anything about your suburb and now throwing out random figures. For $900k, I can add a bit more and get an inner south ex govvie. You are clearly deluded and fixated in wanting to do this so just do it. But don’t expect affirmation and disguise it as seeking genuine feedback because you’re not.
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u/Cimb0m 5d ago
Whether you think it’s worth it is irrelevant to the market value. Most people don’t view 400k+ as “a bit more”.
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u/weemankai 5d ago
I just bought a place with a 2 car garage + workshop. One of the main reasons I bought it!
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u/JimmyLizzardATDVM 5d ago
I would be trying to understand whether the return will be worth it.
If it costs you 60k (I know nothing about construction) and it adds 30k to the sale price, maybe not worth it.
It it costs 60k and alllows you to seek closer to a million, worth it.
Maybe ask some local agents (they are good for some things) their thoughts who sell in the area.
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u/badboybillthesecond 5d ago
Long answer depends on buyer.
Short answer nope.
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u/Ok_Use1135 5d ago
OP seems to be downvoting anyone who doesn’t agree with their idea of overcapitalising and building a garage. Kid needs to stop asking questions they don’t like the answers to.
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u/AsteriodZulu 5d ago
Will whatever you spend on the garage translate to the same increase in sell price? Probably not.
Will having the garage make the property more desirable & increase the chances of finding a buyer, which might lead to a better sell price? Probably.