Have you fallen hard for a character-filled home in Toronto’s west end? Maybe it’s a century-old semi in Roncesvalles with original stained glass and creaky charm. Or a grand Victorian in Parkdale that’s begging for a bold revival. Or perhaps you’re gearing up to sell the old family home in High Park and wondering if that kitchen refresh will actually boost your bottom line.

We get it—renovation decisions are complicated. We’ve been in the thick of it ourselves, renovating our own homes and working alongside trusted builders across the west end. From budget curveballs to hidden structural “surprises,” we’ve learned the hard way what it really takes to bring an old Toronto home into the modern era.

And for this guide? We didn’t just rely on personal experience. We tapped into the expertise of seasoned contractors and renovation pros to bring you real, up-to-date insights on costs, timelines, and what’s truly worth your money.

Let’s be honest: there’s nothing more stressful than buying a fixer-upper or prepping an older home for sale—and getting the wrong advice. Some of the budget and timeline myths we hear out there? Truly terrifying. So before you go down the rabbit hole of buying a fixer upper in Toronto, read on. Whether you’re a hopeful renovator or a strategic seller, this guide is here to help you navigate the real cost (and real reward) of renovating in Toronto’s west end.

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Renovating Before Selling: Is It Worth It? 

Renovated homes almost always attract more buyers and sell for more money in the West End. In today’s market, buyers expect some level of updating, but that doesn’t mean you need to gut the place to make it shine. Strategic renovations that improve flow, modernize key spaces, and celebrate original character can make a major impact on resale value. Depending on how much time and effort you’re willing to invest, even a thoughtful facelift can go a long way.

Wondering if it’s better to renovate or move? Looking for more insights on renovating an older home before selling? Here are a few more posts you might be interesting:

• Should You Renovate or Move? The 3 Big Factors
• 5 Reasons Why Bold Design + Quality Renovations Are a Winning Combo for Your Home Sale
• Move Vs. Renovate: What’s the Right Choice For you?

What Are the Top ROI Projects When Selling a Home?

• Minor kitchen remodels: freshly painted cabinets, new hardware, updated tile, new appliances
• Bathroom refreshes: new tile, updated vanity and hardware, new light fixtures
• Flooring upgrades: new white oak hardwood floors, remove old carpets
• Electrical and plumbing updates: especially replacing knob & tube wiring or old galvaniezd pipes
• Curb appeal boosts: fresh exterior paint, landscaping, new front door & windows

Pro Tip: If you’re renovating to sell, think timeless over trendy. Buyers love a fresh look, but not one that feels too personally designed to suit you.

Looking for the best ways to add value to your home before selling? Read these posts next!

• How to Increase Your Home Value by $50,000 (Without Losing Your Mind!)
• 5 Quick and Cheap Upgrades That Will Add Major Value to Your Home Sale
• Winter Home Projects to Boost Your Home’s Value

Are You Buying to Renovate?

That dreamy Victorian fixer-upper in The Junction might look like a steal—but if you’ve never taken on a renovation or don’t have the right contacts to guide you, it can quickly turn into a costly and incredibly stressful nightmare. Renovating an older home requires time, money and the right renovation team.

Before jumping into a fixer-upper, take the time to educate yourself on the renovation process. Meet with contractors and trades, get familiar with realistic timelines and ballpark costs, and make sure you truly understand what you’re signing up for. It’s not just about the purchase price—you’ll need to budget for the real cost of bringing a vintage home up to today’s standards. Start with the basics, then dig deeper:

• Electrical and plumbing: Many older homes need complete rewiring and updated plumbing. This can run $15,000–$40,000+, depending on size and scope. 

• Structure and foundation: Cracks, sloping floors, or water in the basement? Consult a structural engineer—repairs can be in the tens of thousands.  

• Asbestos or mould: Still lurking in older homes across Toronto. Removal or replacement is essential—and expensive. You can read more about asbestos in homes right here.

Buying an older home or a fixer-upper is a choice you should make carefully! If you’re thinking about buying a fixer-upper or an older home in west Toronto, read these posts next:

• How to Evaluate a Good Fixer-Upper in Toronto’s West End
• What to Look For When Buying an Older Home
• What Property Features Actually Matter When Buying a Home?

Thinking about buying a home with knob and tube wiring? Don’t panic! Read this post next to learn more about it.

How Much Do Kitchen Renovations Cost? 

The kitchen is often the most expensive room to renovate—and with good reason. In sought-after neighbourhoods like Roncesvalles and Bloor West Village, a well-designed kitchen can be a major selling point, especially in move-up homes where buyers expect more space, better flow, and modern comforts. You should budget to spend:

• Modest update (cosmetic): $15,000–$25,000 

• Mid-range renovation: $30,000–$50,000 

• High-end kitchen (with layout changes): $60,000–$100,000+ 

Cabinetry, countertops, appliances, and electrical upgrades all add up. If you’re moving walls or adding structural changes, expect higher costs and longer timelines. 

Looking for a small update that provides a big impact? Read our post: Shelf Styling 101 right here.

How Much Do Bathroom Renovations Cost? 

Bathrooms don’t take up a lot of space, but the costs can be deceptive. Waterproofing, plumbing, tile, and fixtures make them one of the pricier rooms per square foot. Typical Toronto bathroom renovation will most likely cost: 

• Powder room refresh: $5,000–$10,000 

• Full 3-piece bathroom: $15,000–$25,000 

• Luxury spa bath: $30,000–$50,000+ 

Pro tip: If your older home has just one bathroom, adding a second one can significantly boost resale value and attract more buyers who currently struggle with limited bathroom space!

Renovation Permits: What You Need to Know 

Don’t skip the paperwork. In Toronto, most structural changes, electrical upgrades, or additions require proper permits—and for good reason. Un-permitted work can stall a sale, raise red flags during inspections, cause insurance complications, or even lead to costly fines. When you’re dealing with century-old homes, there’s even more reason to proceed with care. Wouldn’t you want the peace of mind knowing everything was done right? Selling a home with un-permitted structural changes can lead to serious issues—and lost buyer confidence.

Common projects that need permits: 

• Structural changes such as removing load bearing walls, building additions 

• Electrical upgrades 

• Plumbing changes 

• Basement underpinning or finishing 

Always work with a licensed contractor who understands Toronto Building Code and permit requirements—it’s not worth the shortcut. 

And what about open permits? Read this post here to find out what sellers need to know about open permits in Toronto.

Preserving Charm While Modernizing 

One of the biggest draws of older homes in the west end is their character: original staircases, stained glass windows, crown moulding. Renovations should preserve these where possible. Beautifully renovated home that are filled with character are the most desirable in Toronto’s West End. Many buyers in these pockets aren’t looking for a cookie-cutter condo or a sleek modern design—they want charm and functionality. 

Ways to blend old and new: 

• Refinish original hardwood floors 

• Restore existing trim, baseboards and staircase

• Add modern lighting to classic ceiling medallions 

• Mix vintage hardware with sleek cabinetry 

Done right, this fusion makes a home stand out in a crowded market. 

Selling Costs to Factor In 

If you’re selling post-renovation, remember to budget for: 

• Realtor fees (typically 5% of sale price) 

• Staging and photography: Hopefully paid for by your realtor!

• Legal fees: ~$1,500 (plus)

Pro tip: A well-staged home in a prime west end location (like Roncy or Bloor West) can easily earn back that investment in multiple offers. 

Timeline Truths: How Long Do Renovations Really Take? 

Whatever you think, double it. No joke. Add time for permit approvals, contractor scheduling, inspections, and unexpected surprises. Plan ahead—especially if you’re coordinating a move-in or listing date. Typical timelines you should expect: 

• Kitchen reno: 4–8 weeks 

• Bathroom reno: 3–6 weeks 

• Full home reno: 8-12 months+ 

So, how long does it take to buy or sell a home in Toronto? We have a unique approach. Read these posts next to find out:

• The Top 5 Ways We Speed Up the Process and Blow Away Buyers
• The Top 5 Ways We Speed Up the Process and Blow Sellers Away!

Final Thoughts: Budget Smart, Buy Smart 

Renovating an older home in Toronto’s west end can be incredibly rewarding—but it’s not for everyone. And we’re not shy about telling our clients when we think they might be getting in over their heads. Whether you’re buying a fixer-upper or preparing to sell a long-time family home, success comes down to smart, strategic planning.

Invest in improvements that make a real impact. Honour the history, but bring the home up to today’s comfort standards. And always—always—leave room in the budget for surprises. (Old homes love surprises. Want help buying, selling, or renovating in the west end?

Get in touch. We live here, we love it here, and we know what it takes to make old homes shine—again. Fill out the form on this page, call us at 416-909-1602, or call us at hello@getnested.ca. 

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