Renovating your home is exciting—but if you're not strategic, you could waste thousands on upgrades that don’t add real value. The #1 mistake homeowners make? Renovating without consulting a Realtor®.
At the Marnie Campbell Real Estate Team, we’ve helped hundreds of Calgary homeowners make smart renovation choices that attract buyers and maximize resale value. In this guide, we break down:
✅ The 10 best renovations for 2025 (with ROI percentages)
✅ What upgrades buyers LOVE—and what they don’t
✅ 5 specific upgrades per renovation that increase your home's value
✅ How to avoid wasting money on low-ROI renovations
Before you renovate, read this guide to ensure your upgrades are a smart investment.
Why You Should Consult a Realtor® Before You Renovate
A Realtor® knows buyer trends, local market demand, and the features that actually boost resale value. Here’s how we help:
- Prioritize high-ROI projects (and skip the low-value ones)
- Choose materials, layouts, and designs buyers actually want
- Avoid over-customization that could make your home harder to sell
- Determine if you should renovate to add value or sell faster
Before you spend thousands, let’s talk! Book a free consultation to make sure your renovation adds real value.
Understanding the Difference Between Adding Value and Selling Faster
When considering home improvements, it’s essential to understand the distinction between upgrades that add value and upgrades that help your home sell faster.
✅ Upgrades That Add Value – These improvements increase your home’s market worth, often yielding a strong return on investment (ROI). Examples include:
- Upgrading to energy-efficient windows – Increases home value and reduces utility costs.
- Renovating the kitchen – Modern kitchens are one of the biggest selling points for buyers.
- Finishing the basement – Adds usable square footage, increasing perceived home value.
✅ Upgrades That Help Your Home Sell Faster – These changes enhance marketability, making the home more appealing to buyers but not necessarily increasing its sale price. Examples include:
- Fresh paint in neutral colours – Creates a move-in-ready feel, attracting more buyers.
- Professional staging – Helps buyers visualize living in the home.
- Decluttering and deep cleaning – Makes the home feel more spacious and well-maintained.
Think of It This Way:
- Adding value = A renovation that justifies a higher sale price.
- Selling faster = A change that helps attract more buyers, but won’t necessarily increase the price
Top 10 Home Renovations That Add the Most Value in 2025
1. Kitchen Remodel (ROI: 70-80%)
The kitchen sells the home—buyers prioritize modern, functional kitchens and are willing to pay more for upgraded, stylish spaces. A well-designed kitchen can increase home value and attract more offers.
5 High-Value Kitchen Upgrades:
✅ Quartz countertops – Timeless, durable, and luxurious, offering a high-end feel.
✅ Energy-efficient appliances – Lower utility bills and appeal to eco-conscious buyers.
✅ Soft-close drawers & cabinets – Adds a touch of luxury while preventing wear and tear.
✅ Large kitchen island – Creates extra seating, storage, and prep space, making the kitchen a focal point.
✅ Matte black or brushed gold fixtures – Elevates the design while remaining stylish and timeless.
Avoid: Overly trendy backsplashes, open shelving (too impractical), ultra-custom cabinetry—buyers prefer versatility and functionality.
Pro Tip: Consult a Realtor® before you renovate—choosing the wrong finishes can lower resale value, especially if they don’t match buyer preferences in your area.
2. Bathroom Upgrades (ROI: 65-75%)
Home buyers want spa-like bathrooms with modern, luxurious touches. A well-updated bathroom enhances daily comfort while also boosting resale value.
5 High-Value Bathroom Upgrades:
✅ Walk-in shower with frameless glass – Sleek, modern, and space-enhancing, making bathrooms feel larger.
✅ Double vanity with quartz countertop – Adds storage and elegance, improving functionality for couples and families.
✅ Heated floors – A high-end luxury that impresses buyers in colder climates.
✅ LED-lit mirrors – Energy-efficient and modern, adding brightness and style.
✅ Matte black or brushed gold fixtures – Elevates design appeal while keeping the look timeless and sophisticated.
Avoid: Over-customized tile patterns, oversized jacuzzi tubs, trendy wallpaper—buyers prefer neutral, modern designs that are easy to personalize.
Pro Tip: Keep bathrooms neutral—buyers love simple, elegant, and functional spaces that feel timeless and move-in ready.
3. Energy-Efficient Upgrades (ROI: 65-75%)
Lower energy bills = higher buyer demand. Buyers prioritize energy-efficient homes because they save money, reduce environmental impact, and enhance overall comfort. According to industry reports, homes with sustainable upgrades tend to sell faster and attract eco-conscious buyers.
5 High-Value Energy-Efficient Upgrades:
✅ ENERGY STAR-certified windows – Reduces heating and cooling costs, improving insulation year-round.
✅ Tankless water heater – Uses less energy than traditional water heaters and frees up space.
✅ Solar panels – Attracts eco-conscious buyers and lowers long-term energy costs.
✅ High-efficiency HVAC system – Reduces energy consumption while maintaining optimal home comfort.
✅ Smart thermostats (Nest, Ecobee, Honeywell Home) – Automates temperature control, saving on utility bills.
Avoid: Overly expensive, complex smart home systems—buyers prefer intuitive, easy-to-use energy upgrades over high-maintenance technology.
Pro Tip: Bundle multiple energy-efficient upgrades to maximize energy savings, qualify for tax incentives, and boost resale value.
External Source: Energy Star Guide to Home Energy Upgrade
4. Curb Appeal Improvements (ROI: 80%-100%)
First impressions matter. Buyers judge your home within 10 seconds of seeing it, so strong curb appeal can make or break a sale. Investing in exterior improvements helps attract more buyers and increases perceived value.
5 High-Value Curb Appeal Upgrades:
✅ New front door (steel or fiberglass) – ROI up to 100%, instantly enhances curb appeal and security.
✅ Garage door replacement – One of the highest ROI projects, improving aesthetics and functionality.
✅ Fresh landscaping (mulch, plants, stone edging) – Adds instant charm and makes the property more inviting.
✅ Modern exterior light fixtures – Enhances curb appeal, security, and night-time visibility.
✅ Power washing or repainting siding – Refreshes an older home, making it look clean and well-maintained.
Avoid: Over-the-top, high-maintenance landscaping—buyers prefer low-maintenance yards that look great without excessive upkeep.
Pro Tip: Start with the front door and garage door—these are two of the highest-return curb appeal projects and can make an immediate impact on buyers' first impressions.
5. Basement Finishing (ROI: 70-75%)
An unfinished basement is wasted potential. Buyers love extra living space, and finishing a basement can significantly boost resale value. A well-designed basement makes your home more functional, appealing, and versatile.
5 High-Value Upgrades for a Finished Basement:
✅ Family entertainment area – Creates a cozy, multi-functional space for relaxing or hosting guests.
✅ Legal basement suite – Rental income potential makes your home more valuable to investors and multi-generational buyers.
✅ Dedicated home office – With more people working remotely, home offices are in high demand.
✅ Luxury vinyl plank (LVP) flooring – Durable, waterproof, and stylish, ideal for basement conditions.
✅ Recessed lighting – Keeps the space bright and modern, preventing a basement from feeling dark or cramped.
Avoid: Over-customizing the space—keep it neutral and flexible so buyers can visualize their own use for it.
Pro Tip: Think versatility. A finished basement should be adaptable—whether as a playroom, gym, guest suite, or office, allowing buyers to envision their own lifestyle needs
6. Flooring Upgrades (ROI: 70-80%)
Flooring sets the tone for an entire home, and buyers notice when it’s modern, high-quality, and well-maintained. Hardwood floors remain the most desirable option, with 70%-80% of the cost recouped upon resale. If your home has outdated carpet, worn-out flooring, or mismatched surfaces, upgrading can dramatically increase its appeal.
5 High-Value Flooring Upgrades:
✅ Hardwood flooring (oak, maple, or hickory) – Timeless, durable, and highly desirable.
✅ Luxury vinyl plank (LVP) – Affordable, waterproof, and mimics real wood, making it ideal for high-traffic areas.
✅ Engineered hardwood – Offers the beauty of hardwood but with increased durability and moisture resistance.
✅ Refinishing existing hardwood floors – A cost-effective way to restore and enhance existing wood flooring.
✅ Large-format porcelain tile – Perfect for kitchens, bathrooms, and entryways, adding a modern and polished look.
Avoid: High-maintenance flooring like softwoods (pine), wall-to-wall carpeting, or overly trendy patterns—these can limit buyer appeal and feel outdated quickly.
Pro Tip: Choose mid-grade hardwood or high-quality engineered wood for the best balance between cost and resale value—buyers want durability and elegance without excessive upkeep.
7. Open-Concept Living Spaces (ROI: 60-70%)
Home buyers today love open, airy layouts that create a sense of space and flow. Removing non-structural walls can make a home feel larger, more modern, and more inviting. According to Remodeling Magazine, open-concept renovations recoup 60%-70% of their cost, making them a smart investment for resale value.
5 High-Value Open-Concept Upgrades:
✅ Removing non-load-bearing walls – Opens up main living areas, making the home feel larger and more connected.
✅ Widening doorways – Enhances flow between rooms and improves accessibility.
✅ Vaulted or raised ceilings – Adds vertical space and natural light, making rooms feel brighter and grander.
✅ Adding larger windows or sliding glass doors – Maximizes natural light and improves indoor-outdoor flow.
✅ Consistent flooring throughout – Creates a seamless, cohesive look that makes spaces feel bigger and more unified.
Avoid: Removing too many walls—buyers still want some definition between spaces, such as subtle room dividers or partial walls for functionality.
Pro Tip: Always consult a structural engineer before removing walls to ensure the changes are safe, structurally sound, and won’t compromise your home’s integrity.
8. Modernizing Light Fixtures (ROI: 60-70%)
Lighting can completely transform a space, making it feel brighter, more inviting, and modern. Swapping outdated fixtures for sleek, energy-efficient options is an affordable way to refresh your home’s style while appealing to buyers. The right lighting can enhance room size, showcase architectural features, and create ambiance, helping your home stand out in a competitive market.
5 High-Value Lighting Upgrades:
✅ LED recessed lighting – Modern, energy-efficient, and perfect for brightening any space.
✅ Statement pendant lights – Adds a high-end feel to kitchen islands, dining areas, or entryways.
✅ Dimmable LED fixtures – Allows buyers to adjust ambiance, creating a cozy, versatile atmosphere.
✅ Under-cabinet lighting – Elevates kitchen design while improving visibility and functionality.
✅ Exterior motion-sensor lights – Enhances curb appeal, home security, and energy efficiency.
Avoid: Harsh fluorescent lighting or fixtures that are too trendy or overly industrial—buyers prefer modern but timeless designs that won’t feel outdated in a few years.
Pro Tip: Use warm lighting tones (2700K-3000K) to create a cozy and welcoming atmosphere—buyers want a home that feels inviting and comfortable.
9. Attic Insulation (ROI: 95-96%)
Improving attic insulation is a cost-effective way to increase energy efficiency, lower utility bills, and attract eco-conscious buyers. According to Remodeling Magazine's Cost vs. Value Report, homeowners can recoup approximately 95-96% of their investment when upgrading attic insulation—making it one of the best ROI home improvements.
5 High-Value Attic Insulation Upgrades:
✅ Blown-in fiberglass insulation – Affordable, effective, and fills gaps for better coverage.
✅ Spray foam insulation – Acts as both insulation and an air barrier, reducing drafts.
✅ Radiant barriers – Helps reflect heat away, keeping the home cooler in summer.
✅ Proper attic ventilation – Prevents moisture buildup and extends insulation lifespan.
✅ Air sealing around ducts and vents – Boosts energy efficiency by stopping heat loss.
Avoid: Using low-quality insulation with poor R-value—home inspectors and buyers notice when insulation is inadequate.
Pro Tip: Opt for spray foam or blown-in insulation for maximum efficiency, and ensure it's properly installed to prevent energy leaks.
10. Smart Home Features (ROI: 3-5%)
Smart home technology appeals to modern buyers, making your home feel more advanced, convenient, and energy-efficient. According to the National Association of Realtors (NAR), homes with integrated smart features can sell for 3-5% more than comparable properties, making these upgrades a valuable selling point.
5 High-Value Smart Home Upgrades:
✅ Smart thermostats (Nest, Ecobee, Honeywell Home) – Lowers energy costs and allows buyers to control heating remotely.
✅ Smart security systems (Ring, Arlo, SimpliSafe) – Enhances safety and buyer confidence in home protection.
✅ Smart lighting (Lutron, Philips Hue, Wyze) – Voice-controlled and app-based lighting adds both convenience and energy savings.
✅ Smart door locks (August, Schlage Encode, Yale Nest) – Keyless entry adds security and ease of use.
✅ Smart garage door openers (MyQ, Genie Aladdin Connect) – Allows buyers to remotely monitor and control their garage door.
Avoid: Overly complex or niche automation systems—buyers want intuitive, easy-to-use technology, not something overwhelming.
Pro Tip: Stick to practical, high-demand smart upgrades that enhance security, energy efficiency, and convenience—features that buyers actively look for.
Renovations That May Not Pay Off
Some upgrades may seem appealing but don’t always offer a strong return. Before investing, think twice about:
- Overly Personalized Spaces: Custom features like built-in aquariums, themed rooms, or unique tile patterns may reflect your personal style, but they can limit buyer interest. Most buyers prefer neutral, move-in-ready spaces where they can envision their own decor.
- Luxury Upgrades in a Modest Neighbourhood: Investing in top-of-the-line finishes and high-end features—such as a $50,000 chef’s kitchen in a neighbourhood where homes typically sell for $400,000—can lead to over-improving. Buyers may not be willing to pay extra for premium finishes if the surrounding homes don’t support a higher price point.
- Removing Bedrooms or Functional Spaces: Turning a bedroom into a walk-in closet or expanding a living room by eliminating a separate dining space might suit your lifestyle, but it can hurt resale value. Buyers looking for a three-bedroom home may bypass your listing if you've converted a bedroom into an office or gym.
- High-Maintenance Features: Pools, hot tubs, and elaborate landscaping can look beautiful, but they come with ongoing maintenance costs. Some buyers see them as extra work and expense rather than an attractive feature, making them more of a liability than an asset.
How Much Do Renovations Cost in Calgary in 2025?
Renovation costs fluctuate, but here are some ballpark figures to help you plan:
- Kitchen renovation: $60,000 - $150,000
- Bathroom remodel: $20,000 - $40,000
- New flooring: $5,000 - $20,000
- Energy-efficient windows: $15,000 - $40,000
- Finished basement: $50,000 - $100,000
Conclusion: Smart Renovations Start with Expert Guidance
Renovating your home is an exciting opportunity to refresh your space and enhance its value, but not all upgrades are created equal. By understanding the difference between renovations that add value and those that simply help your home sell faster, you can make confident decisions that align with your goals.
With over 800 real estate transactions under our belt and experience walking through thousands of homes for sale, we’ve seen firsthand what works and what doesn’t in the Calgary market. Whether you’re planning a major kitchen remodel or just considering a quick refresh before listing, consulting with a knowledgeable REALTOR® first ensures you maximize your investment and avoid costly mistakes.
At the Marnie Campbell Real Estate Team, we’re here to guide you every step of the way. From providing insights into buyer trends to helping you prioritize high-ROI projects, our expertise ensures your renovation strategy is a success.
Ready to take the next step? Whether you’re renovating to sell or simply improving your home for the future, reach out to us today. Let’s make your renovation dreams a smart, market-savvy reality!
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