The question arises: which extras are worth the additional investment when buying a new condo?
Christian and his partner (a fictitious name but a real case) are buying their first condominium directly from the developer. "We know that the decorative elements included in the base price will be minimal. When it comes to choosing them, we wonder which extras would add value to our unit," says Christian. The young couple plans to occupy this condominium for two years and then rent or sell it. So, for them, it is an investment.
To answer their question, we consulted three experts. Here are their recommendations.
High-end finishes for countertops and kitchen cabinets
"The kitchen is the room that brings the wow factor to buyers, the one that has the most influence on their choice, whether it is a condominium, a house, or a cottage," says Marie-Josée Leblanc, president of Home Staging, Relooking, Coaching, who strongly advises replacing the laminate countertop, often the base option offered by builders, with stone, granite, or quartz, for example. "Choose natural tones and discreet patterns," adds Karyne Beauregard, certified interior designer APDIQ and owner of Entre 4 murs.
"Consider the value of the unit," however, nuances Sveta Melchuk, founding owner of Home Staging Montreal, adding that granite and marble are not necessarily required in an apartment under $200,000 but are essential in one priced at $300,000 and above.
As for cabinet finishes, the three specialists say it is unnecessary to invest in wooden cabinets while emphasizing the added value of high-quality melamine and thermoplastics to replace the basic low-end melamine often included in the base price. While the choice of styles and colors is nearly infinite today, they all affirm that the Shaker style, a timeless classic, is a wise choice as it never goes out of fashion. "You can opt for a combination of colors, it's trendy," adds Sveta Melchuk. "White and gray, for example, or mushroom, with darker lower cabinets than the upper ones. However, don't overdo the color if you think about resale value. Not everyone wants to live in a kitchen with green or red cabinets." Karyne Beauregard and Marie-Josée Leblanc also point out that high-quality wood-like melamines are now available on the market and are also an excellent choice. A pantry with sliding shelves is also a value-added feature, according to Karyne Beauregard.
If the builder does not provide a ceramic backsplash, this addition is well worth the extra dollars. "It makes all the difference in the presentation of the condo," notes Sveta Melchuk. "People expect to have a backsplash," adds Karyne Beauregard.
If you plan to sell the apartment, including appliances, which is often the case for condominiums, investing in stainless steel appliances is also a good option as they are generally very popular with buyers, according to Sveta Melchuk.
Wood floors
Many builders include floating floors in the base price of a condo unit, but this type of flooring is not popular with buyers, our experts say. "If you can afford it, wood or engineered wood flooring is much better for resale value," says Sveta Melchuk, who even considers this point as the number one priority among all additional finishing options.
Karyne Beauregard adds that wall-to-wall carpeting, which is now almost non-existent, should be avoided. "It's out, no one wants it anymore."
Good lighting
Lighting contributes to the ambiance in a room. Light fixtures are therefore worth an additional investment, both for comfort and enjoyment when living in the unit and for eventual resale. "When buyers come to visit, it's something they will notice," explains Sveta Melchuk.
Karyne Beauregard agrees and recommends buying mid-range fixtures that surpass the rather ordinary ceiling lights that builders install in appearance and quality. "We should choose discreet ones, matching the apartment's style, and not too specific," she says.
Marie-Josée Leblanc advises recessed ceiling lighting above the workspace in the kitchen and under cabinets to illuminate the countertop. "Recessed lights add value when they can be installed, which is not always the case due to construction rules," she says. For Karyne Beauregard, recessed lights are a must in the living room, dining room, and kitchen. "You can adjust the light with dimmers to create beautiful atmospheres," she explains.
Moreover, since it is rare for builders to install a ceiling light in the living room or living area, adding one is a good idea if there is budget left after investing in the kitchen and flooring, which are priorities. "This detail won't necessarily increase resale value, but it will give the unit something others won't have," notes Marie-Josée Leblanc.

Shower and ceramic in the bathroom
A bathtub and shower are now standard in the bathroom, as is the ceramic floor, informs Marie-Josée Leblanc. In this regard, Sveta Melchuk and Karyne Beauregard recommend heated floors, a small luxury easier to install during construction. It will add pleasant comfort for the occupants and help the unit sell faster by offering a feature that sets it apart from the competition.
If a ceramic shower enclosure is a selling point, it must be very well done as water infiltration issues are common, according to Karyne Beauregard. To facilitate maintenance, ask for acrylic joints, she advises, reminding to install a niche in the shower to store toiletries.
Railings and fireplace
A fireplace in the living room is a sought-after feature for many buyers, according to Karyne Beauregard. However, consider the configuration and size in an open area. "A fireplace takes up space for the TV, which should not be higher than 48 inches from the floor for ergonomic comfort. This is not the case if it has to be installed above the fireplace," notes the interior designer, who also points out that glass railings visually open up the often limited space in a condominium.
The rule: 20% of market value
Based on information provided by the Canadian Institute of Appraisers, Marie-Josée Leblanc reminds us that the amounts invested in upgrading a property should not exceed 20% of the market value of units in the same category. Beyond this ratio, you risk not recovering the investment.
Keeping the shell neutral
What compromise should be made between personal tastes and the search for a certain neutrality that will appeal to the largest number of potential buyers?
"Add your punchy touch, if that's what you like, in the paint, furniture, and accessories, and keep the shell more neutral. When you're ready to sell, it will be easier to repaint a wall than to change basic elements," answers Marie-Josée Leblanc.
"Throughout the apartment, choose neutral and timeless materials. Avoid bold colors for ceramics and dark woods on the floor, which are trends that do not withstand time as well as light woods," concludes Karyne Beauregard.