Marketing is a fine art. Property investor and photographer Amanda Williamson understands its power, how it can fuel demand and create value.

She’s used her marketing skills to sell the homes she’s renovated (six in the past year) and is developing a reputation as a go-to person for wealth generation via property.

Williamson’s most successful renovation was bought, renovated and sold late last year. And the combination of great contacts, savvy project management skills and clever marketing saw her create just under $200,000 in a six-week process.

Williamson has been an investor since 2005, when she inherited a house with her husband, which she renovated and rented out. She bought other properties over the years, which she had tenanted, and by 2021 was working as a real estate photographer doing “before and after” photos for investors seeking to flip.

Then she started to understand the dramatic results renos can yield. “I would take the ‘before’ photo and then go back a few weeks later to take the ‘after’ photo and was blown away by the results.”

She was also building a network of property professionals, real estate agents, builders et al who understand the business and were always ready with helpful advice. It was the impetus she needed to do her own renovations and her first one was a resounding success.

“In 2021 I was shown an off-market property by one of my real estate contacts. I purchased, project managed, renovated and sold it within three weeks, and made $70,000.”

While the house looked ugly from the outside, it was structurally sound and in a great location.

Dramtic Reno

Williamson’s combination of skills and contacts led her to set up her own business in Lower Hutt, Property Wise. Through this she undertakes her own renovations and renovations for clients, and it was through this company she completed her most dramatic reno result.

Another off-market renovation, the property was presented to her by a contact who was working on another project and needed a quick sale.

The home was staged for sale; Williamson believes this is vital for getting the best price.

The three-bedroom property was a very basic 1960s weatherboard home on a large section in the Upper Hutt suburb of Wallaceville, near the train station.

“It was in a great street. There were always families out and about and it had a lovely feeling to it,” she says.

She had undertaken a successful renovation project for a friend, so asked the friend if she would be keen to repeat the formula.

Williamson knew there was the potential for significant value growth with a quick renovation, as the house was solid and without major structural issues. Her friend was keen, so the purchase was completed (the house sold for $560,000) and she set out to work her magic on another property.

Williamson had expected the renovation to cost around $100,000. The kitchen and bathroom needed replacing, walls repainted (some replaced) and new carpet and vinyl laid. The roof was new (one of the things in the house’s favour) but the exterior paint was terrible – flaking yellow and blue, with bare joinery. It’s lack of street appeal was likely to have been one of the reasons the home was inexpensive.

It might have looked awful, but it was structurally sound, and a great base from which to create a beautiful home.

Dark carpet partners with light grey walls for an attractive look.

Gas Option

One of the main changes was opening up the kitchen and creating a contemporary living space. The kitchen was installed by local operator JT Joinery, with whiteware supplied by Mitre 10. Williamson also introduced a gas hob and gas for water heating, which added to resale potential. The kitchen was also relined with GIB, as was the bathroom. Here the fixtures were replaced like-for-like to avoid the need for council consent.

The interior paint was light grey with white trim, a colour combination Williamson has used in other renovations. She knows it works so decided to repeat it; it works well with plank-look vinyl and dark charcoal carpet.

The renovation didn’t yield any nasty surprises and the work was completed in less than six weeks. Williamson rolled her sleeves up for tasks like water-blasting and window cleaning, but the rest of the work was left to experts.

While she usually stages the homes herself, a company was used for this sale. It was marketed on Trade Me with high-quality photos she took herself, as well as a video. The savvy marketing plan led to an impressive number of viewings at the open home, and ultimately 10 offers in a deadline sale.

The kitchen was replaced and a gas hob introduced.

Niche Found

Williamson had estimated that the house post-reno would sell for around the mid-$700s, but the winning offer was an impressive $850,000, a result she and the owner were delighted with.

She has since completed other successful flips for herself and clients and loves the process. Williamson has really found her niche.

She is now working with clients through every stage of the process, using her experience and contacts to create excellent results, and she’s looking forward to continuing her renovate-to-add-value journey.