Why Ashmore Is the Renovator’s Playground in 2025
Why Ashmore Is the Renovator’s Playground in 2025
Tucked between Southport, Benowa, and Carrara, Ashmore has quietly become a go-to suburb for property renovators and equity-focused buyers in 2025.
Unlike the high-rise density of Surfers or the land scarcity of Burleigh, Ashmore offers:
Large blocks (600–900m²)
Solid, undercapitalised 1970s–1990s homes
Wide streets, quiet cul-de-sacs, and great school zones
Room for pools, extensions, or even dual-living additions
Median house prices still under $1.2M, leaving margin for improvement
At Norton’s Real Estate, we’re seeing more and more buyers choosing Ashmore not for what it is — but what it could be.
The Typical Ashmore Renovation Property
Feature | Typical Condition (2025) |
|---|---|
Build Era | 1975–1995 |
Structure | Brick veneer, tile roof, slab on ground |
Layout | 3–4 beds, 1–2 bathrooms, single living |
Block Size | 600–850m² |
Purchase Range | $980K–$1.25M |
Common Issues | Outdated kitchens, bathrooms, flooring |
Equity Potential: The Numbers That Matter
Here’s a breakdown of a mid-tier renovation strategy:
Property Purchase: $1.05M
Renovation Budget: $140K
Kitchen: $35K
Bathrooms x2: $40K
Flooring: $15K
Paint/internal cosmetic: $25K
Outdoor/landscape/pool reline: $25K
Final Market Value: ~$1.45M–$1.55M
Estimated Equity Gain: $250K–$300K (gross)
Timeframe: 12 months
Best streets: Yangoora Crescent, Walabah Drive, Cotlew Street East
Who's Renovating in Ashmore?
Buyer Type | Motivation |
|---|---|
First-time renovators | Live-in, upgrade, sell or refinance |
Young families | Create long-term home with modern features |
Small developers | Flip for capital or subdivide on corner lots |
Downsizers | Update old home instead of relocating |
Top 5 Renovation Wins in Ashmore
✅ Open up the living space – knock through kitchen/dining walls
✅ Convert garage to media or 4th bedroom – adds value and flexibility
✅ Modernise street appeal – fencing, paint, façade = faster resale
✅ Update bathrooms fully – cosmetic refreshes aren’t enough
✅ Install ducted air + smart lighting – buyers in 2025 expect it
Where to Find the Best Reno Homes in Ashmore
Pocket / Street Area | Why It’s Great for Reno Projects |
|---|---|
Heeb Street corridor | Older homes, flat blocks, resale demand |
Cotlew Street East | Wide blocks, dual-access in some lots |
Walabah Drive Estate | Large brick homes with expansion room |
Ashmore Palms Estate | Good bones, close to schools and parks |
Benowa Border (west side) | Prestige feel, strong upside post-reno |
Flip vs Renovate-and-Retain: Two Clear Strategies
Strategy A: Flip for Capital
Timeframe: 6–12 months
Aim: Max resale within one selling cycle
Focus: Cosmetic + practical updates
Exit method: Norton’s premium resale marketing
Strategy B: Renovate and Hold
Refinance post-reno
Add granny flat or convert downstairs
Target 5.2–5.8% gross rental yield
Long-term tenants (families, retirees)
Norton’s helps you plan both — including resale forecasting, renovation budget checks, and referral to local trades.
What Norton’s Can Offer Renovators
We’re not just agents — we’re value-add advisors for clients wanting to:
Find undervalued homes with structure intact
Estimate market uplift post-renovation
Connect with trusted builders and stylists
Access off-market or pre-sale properties
Strategise timing for optimal resale or refinance
⚠️ Legal & Regulatory Considerations
Check for building approvals before buying partially renovated homes
Granny flats require compliance with GCCC planning code
Renovation insurance, site access and pool safety certifications may be required prior to re-sale or leasing