Google “badges of trade”. In short it means that if what your doing has the characteristics of an attempt at a trade/investment, the PPR exemption is overridden. Revenue effectively see what you’re doing for what it is and pull off your PPR figleaf
CGT plus fines and interest follow. An obvious badge of trade would be buying the house today, doing it up over a few months and selling next spring.
Loft insulation is relatively cheap and impacts significantly on BER.
Blocking up unused chimneys, if there’s a secondary source of heating around (a stove or central heating), gives a good boost.
Some targeted wall insulation might be required to get any substantial increase over the above. Low energy lightbulbs and the like are nickel and dime territory - useful only if you’re shy a few points.
You could get a BER assessor in to assess the place now (since you’re going to have to do the BER for your eventual sale, in the event you improve the BER). Have him advise you on what measures will provide the rating you seek. Get him to delay actually submitting for a cert, demonstrate to him that the improvements he suggests have been done (agree at the off what evidence he requires), then have him submit for a cert. It means you only pay for one BER cert. Make sure he understands what you’re asking when booking him. My own guy does it no prob (as he gets repeat business) but not all need be as accommodating
You need to get your strategy sorted first. Are you going to go for a walk in condition, which attracts a premium on your input. A good strategy in Dublin, but questionable at your sale price. What does walk in get you for other houses that have sold in the estate?
My own view is that appearances in a marginal case are the first priority vs. deep work. Get the place looking really nice, modern and clean cut … but cut back on expenditure for anything that lies beyond the surface. The example given of a nice colour on the kitchen doors with a new wooden countertop will get you 75% of the impact of a brand new kitchen for perhaps 25% of the cost. If the kitchen floor tiles really let it down, then there’s no point in pimping the kitchen and leaving the tiles. You’ve to make sure the whole reaches an even standard with as little as possible left to remind where the place is coming from.
Consider the boiler as a stand alone issue. How much to fit and if fitted, will get a return in terms of being nearer to walk in / BER impact (you might be able to drop something else you’d have to do otherwise to achieve a D and offset this against the boiler) /
Clear out any sign of tat, paint all woodwork (except something that really looks good in wood like modern doors / old stripped four panel door. Feck out diy attempts at shelving / built in wardrobes that look bockety and cheap. Clean lines, neat and tidy. Nothing to offend the eye. Blank canvas.
The finished look views better in photos and during viewings. If wood then perhaps a lick with a sander and stain to provide a finished floor. Bare, unfinished floorboards drag things down.
You have to take a bit of a punt. Either go for an overall, even upgrade in appearance ata BER D or leave alone and let the market rise + your having bought a bargain earn you the money. I don’t see the point in a halfway solution.
Cheaper to ask around and find someone locally who has a demon eye for dirt - someone who really takes pleasure in cleaning (they exist!). Your going to be looking for people who work for cash.
You also need to pick an agent who can take a good photo - look at the ads of other houses. Who does a good job?
Get every agent in the area to value it when it’s done, you can get huge shifts in valuations. Pick the appropriate launch date (after Easter or early september) and away you go!