Creating your dream home isn't always cheap and when it comes to renovations, it's important to ensure you’re spending money in the right places if you're hoping to add value to your home and secure a decent return on investment when you decide to sell up. Click or scroll on to discover the most common home improvements that could end up costing you more than you’ll make back.  

While in warmer climates a sunroom or conservatory can offer a pleasant space that can be used all year round, this type of project can be expensive and encroaches on the garden, something that can be off-putting for potential buyers. Adding square footage to your home is always a good idea, but it's estimated that sunrooms cost in the region of $30,000 (£22k) to create, but have a return on investment of less than 50%, according to USA Today.

If you have abundant outdoor space, you might be tempted to install your very own tennis court – but proceed with caution. According to data published by Henry Pryor, a property expert for GoCompare, adding a tennis court to your garden only adds around $8,300 (£6k) to your home's value. Given it can cost around $51,700 (£37.5k) on average for installation, it really isn't worth the investment if you're hoping to make a massive profit when you come to sell up.

It might be tempting to upgrade all the glazing in your home at once, but this could prove very costly. When it comes to windows, it's a good idea to only replace broken, inefficient or single-glazed ones – if you're replacing functional double-glazed windows you're unlikely to see any increase in your home's value. Plus glazing isn't cheap and it's certainly not an area to scrimp on. New windows can cost thousands, so if yours are in good shape, it's best to leave this project for another time. Keeping them well maintained is always a good idea, though.

There are plenty of home improvement projects that can add value to your home, but some should be exercised with caution. Knocking down internal walls is usually a smart move and savvy house-hunters look for contemporary homes with spacious and flowing interiors. Yet there are instances when knocking down walls is a bad idea, especially if you're removing a valuable room from your home. For example, an ensuite bathroom can be very desirable in a larger house, while some buyers may prefer a private home office that's away from the hubbub of your living spaces.

A separate dressing room is only practical if you have plenty of bedrooms already in your floor plan so that it doesn't affect your home's value. If not, consider fitting out your new walk-in closet room with freestanding wardrobes that can be easily removed, allowing the space to be converted back into a small bedroom when it's time to sell. 

Older heritage properties often have exquisite antique features that once restored to their former glory can make amazing focal points. So, before you brick up the hearth, cover the original wood flooring or remove the ceiling roses, think about how these features could add characterful value to your home. A period herringbone brick fireplace is beautifully showcased in this renovated scheme by Cousins and Cousins.

While built-in furniture can help streamline your living spaces, it can also limit the versatility of rooms. Think twice before you fit out every bedroom in your house with built-in wardrobes and cupboards – a future buyer may want to transform one of the bedrooms into a home office and could be put off by the extra cost and hassle of removing these fixtures. It's much better to go for freestanding furniture that keeps the room flexible.

A house extension is a great way of adding space and value to your property. However, if you don't go through the proper channels to gain permission it could prove very costly. What's more, you may even be ordered to demolish your new build completely if your builder hasn't adhered to the correct standards. Some types of extension don't require planning permission but will still need to meet building regulations, so always do your research first. 

Adding a vibrant 3D art mural to your walls may be a fun way to create a unique living space, but it can become a problem when it comes to selling up. While it can of course be painted over, some buyers may find it difficult to see beyond your extensive personalisation. Instead of daring paint or wallpaper choices, why not experiment through bold accessories instead?

You may love the fact that you can turn on the cooker, lights and central heating with your phone, but an array of gadgets and smart technology installations won't add value to your home and may even turn buyers who like traditional methods off entirely. 

Converting your garage into a home gym could seriously dent your profit when it's time to sell. Garages and parking spaces are in higher demand than ever before so bricking up the door to create a small space cluttered with gym equipment may not be such a good idea in the long run.

While a good-looking garden is a big plus for potential buyers, they may be put off by anything that looks like it needs extreme upkeep, whether it’s an overly manicured lawn, box hedging or delicate plants that need to be replaced every year. 

We have already covered how a high-maintenance garden can be a mistake but removing a healthy lawn completely can be just as damaging as buyers place real value on their green spaces. If cutting the lawn every fortnight fills you with dread, investigate how an area of faux grass could benefit your garden. Some products are now so lifelike it's difficult to tell the difference! 

A new kitchen is one of the most expensive investments you’ll ever make in your home. And since it’s something you’re likely to do only every 10 years or so, it can be tempting to splurge on a high-end designer model. But before you reach for your wallet, consider whether you might be able to get a completely new look by replacing one or two key fixtures rather than paying out for a complete refit – for example, you could upcycle your kitchen cabinets with new handles and a fresh coat of paint or update those worn worktops.

Many of us would love a master bedroom suite with all the trimmings, however, it doesn't always make financial sense in a smaller house. Having an ensuite bathroom, dressing room and walk-in wardrobe could cost you money when you come to sell if it means transforming your home from a three-bedroom into a two-bedroom property.  

Luxury basement conversions are experiencing a rise in popularity, with many homeowners opting to create subterranean entertainment spaces, from home cinemas to bowling alleys and home bars. But what you think is the last word in cool won’t always appeal to potential buyers, particularly if the space includes large, built-in fixtures. Keep the arrangement as flexible as possible, with a freestanding drinks cabinet instead of a bar, so potential new owners can put their own stamp on the space. 

Having your own swimming pool feels like the epitome of home luxury, but it can come with a hefty price tag, both in the short term and the long term. Construction aside, a pool can cost quite a lot to maintain, especially if you’re planning on heating it. Swimming pools can also be off-putting to potential buyers, who may see them as an added hassle or even a safety hazard if they have small children. 

The decking craze that began about 20 years ago in the wake of a surge in TV DIY shows has been abating of late. While decking does make for a practical outdoor sitting space, it doesn’t carry the allure it once did and may appear a bit dated in the eyes of fashion-conscious buyers. A stone patio will stand the test of time and won’t need restaining either.

Carpet ups the cosy factor in a home, but it can also up the overall cost of your renovation project without adding appeal for future buyers. Many people today prefer a mix of carpet and hardwood floors, particularly in hardworking areas like hallways. If you do go for carpet and are planning to sell your home, stick to neutral shades that won’t clash with your buyer’s potential decorating plans. 

Some home renovation projects are a once-in-a-lifetime job, and replacing your roof is one of them. This is partly because of the cost and partly because it can prove quite tricky, involving scaffolding and several days of skilled labour. Plus when the time comes to sell up, you’ll probably only recoup just over half of what you've spent on the roof – worth bearing in mind if you’re considering replacing a roof for purely aesthetic reasons. If certain areas look especially worn, it may be far more cost-efficient to replace a small section of tiles instead.

Bathroom tiles can make or break a scheme, but that doesn’t mean you have to spend a fortune on them. Shop around a bit and you can usually find affordable alternatives that create just as luxe a look overall, particularly when it comes to classic finishes such as marble. 

 If you’re sacrificing part of a bedroom or possibly even a whole one in favour of a bathroom, you may be inadvertently knocking money off the value of your home, as buyers tend to prefer extra sleeping space over extra bathing space. This bedroom may now have a convenient ensuite bathroom but the sleeping area left behind is extremely cramped. 

If you’re planning to sell up soon, don’t waste money on home improvements that you can’t see, such as a new heating system. If your current boiler still works perfectly well, leave it be and spend the money on something that buyers will actually notice – new hardware can offer a nice return on investment.  

Any buyer will be impressed by an immaculate new bathroom. But put that bathroom next to an old-fashioned kitchen that hasn’t seen so much as a paintbrush since the 1980s and that shiny bathroom will only highlight how much work needs doing across the rest of the house. Rather than getting one or two rooms just right, spread your spending across your entire home, improving the overall impression it makes on prospective buyers. 

Keeping abreast of the latest interiors trends is lots of fun, but if you’re short on cash or are planning to sell up soon, it’s best to incorporate them in accessories that can be easily replaced. Installing more permanent trend-led fixtures can be off-putting to prospective buyers: if you’re too far ahead of the curve, they might not understand your style.

If you're thinking of turning a redundant closet into a wine cellar or creating a garden yoga studio, you may want to think twice before investing. While these bespoke extras might improve your lifestyle, it's unlikely they will add value to your home and their presence may even put future buyers off, especially if storage space has been lost. 

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