You’re a chippy/plumber/sparkie with a ute and a mate who owes you. Here’s how to flip a reno for $100k+ profit in 6 months—no property guru BS, just tools and hustle.
1. Buy the Dog (Off-Market, 15% Below)
Target: 1960s–80s brick 3-bed on 600 m² in middle-ring growth zones (Chermside QLD, Footscray VIC, Thebarton SA).
Find it:
- Drive Saturdays, letterbox “We buy as-is” flyers.
- Hit realestate.com.au “sold” filter → cold-call owners 6 months later. Golden rule: Purchase + reno + 10% buffer ≤ 70% of ARV (After-Repair Value). Ex: $720k buy → $95k reno → $1.05M sell = $185k profit (real Brisbane flip, 2025).
2. Scope the 3 Money-Makers (Pick Max 3)
| Job | Cost | Value Add | ROI |
|---|---|---|---|
| Kitchen (IKEA cabinets + 20 mm stone) | $25k | +$60k | 140% |
| Bathroom (floor-to-ceiling tiles, frameless shower) | $18k | +$40k | 122% |
| Paint + hybrid floors (quick-step timber look) | $12k | +$35k | 190% |
Skip: Pools, structural extensions (DA delays = death).
3. Cashflow Like a Boss
- Owner-builder licence → Save 20% GST on labour (ATO).
- Interest-only loan during reno → $800/mth vs $2k P&I.
- Bunnings Pro account → 60-day terms + 5% off.
- Subbie mates → Cash jobs, weekends, beers as bonus.
4. Exit Clean & Fast
- Flip: Sell in 90 days → CGT at marginal rate.
- Refi & hold: Pull tax-free equity, rent at 5% yield.
- Subdivide: 800 m² → duplex DA = $600k uplift.
5. TikTok Side-Hustle
Film the reno: “Day 1: Demo” → “Day 60: Sold!” $5k–$15k in brand deals per flip (Bunnings, Ryobi, Dulux).
Real 2025 Flip (Brisbane West)
- Buy: $685k (3-bed brick, original 1972)
- Reno: $88k (kitchen, bath, paint, carport)
- Sell: $1.01M (72 days on market)
- Profit after costs:$198k (29% ROI).
Start Saturday: Drive your patch, spot the ugliest house, knock on the door.
First $100k profit is the hardest—the next is just another job. 🛠️💰
