What Upgrades Should I NOT Buy from the Developer?
Not all developer upgrades are worth the price. Learn which presale condo upgrades to skip and which structural ones to always take in Metro Vancouver.
PresaleProperties.com is the buyer-side representation practice of Uzair Muhammad (REALTOR, Real Broker BC), serving presale and new construction buyers across Metro Vancouver and the Fraser Valley from 3211 152 St, Building C, Suite 402, Surrey BC V3Z 1H8 — (672) 258-1100.
Developer upgrade packages seem convenient, but they're often marked up 200–400%. Here's what to skip, what to DIY, and where your money is better spent after you get the keys.
1. Lighting Fixtures and Dimmer Switches
Lighting is one of the biggest "mark-up" items for developers.
The Developer Offer: They may charge $1,500 to $3,000 for a "Designer Lighting Package" or $200 per dimmer switch.
The Reality: You can buy high-end, designer fixtures at local shops in Vancouver or online for a fraction of the cost. Swapping a light fixture or installing a smart dimmer switch is a simple task for an electrician that will cost you much less post-completion.
The Exception: If you want a heavy chandelier in a high-ceiling area, pay the developer for the reinforced junction box (the structural support), but buy the actual fixture yourself later.
2. Window Coverings (Blinds and Shades)
Most new condos in Burquitlam or Surrey Central come with basic roller shades. Developers often offer an upgrade to motorized blinds or "blackout" options.
The Cost: Developer upgrades for motorized blinds can run into the thousands.
The Better Move: Wait until you move in. You'll have a better sense of the light levels in your unit. Local companies in the Fraser Valley can install custom, high-tech motorized shades (like Lutron or Somfy) often at a 30-50% discount compared to developer pricing.
3. Closet Organizers
Developers usually provide a single wire rack or a very basic melamine shelf.
The Upgrade: They might offer a "California Closets" style built-in for $2,000+.
The Strategy: Skip it. Wire racks are easy to remove. After you move in, you can hire a specialized closet company or even use a high-end IKEA PAX system to create a custom walk-in closet that fits your specific needs for much less money.
4. Appliance "Upgrades"
Many projects offer a "Premium Appliance Package" (e.g., upgrading from Bosch to Miele or Gaggenau).
The Problem: You are often paying a premium for a specific model that might be 2-3 years old by the time the building completes.
The Better Move: Stick with the standard high-quality package. If you truly want a different fridge or stove later, you can sell the brand-new "standard" appliances on the secondary market and buy exactly what you want when the building is ready.
5. Flooring (Carpet to Laminate/Hardwood)
If the standard bedroom flooring is carpet and you want laminate or hardwood:
Check the Price: Sometimes the developer's price to upgrade the whole unit is reasonable because they are doing it during construction.
But Beware: If the quote seems astronomical, remember that laying laminate or vinyl plank flooring is a relatively quick and affordable job. You can often find better material options and lower labor costs by hiring a local contractor in Delta or Langley after you get your keys.
What SHOULD You Buy from the Developer?
While many cosmetic items are overpriced, you should always pay for structural or "behind-the-wall" upgrades that are impossible to change later:
⚡ EV Charging
If it's an option for your parking stall, take it. Retrofitting EV charging in a strata parkade later is a nightmare.
🔥 Gas Bibs on Balconies
If you want a gas BBQ, have the developer run the line during construction.
🔌 Electrical Outlets
Adding an extra outlet in a kitchen island or a bathroom cabinet is much cheaper to do while the walls are open.
❄️ Air Conditioning
If AC is an optional upgrade, always take it. Retrofitting AC into a finished condo tower is often prohibited by strata bylaws later.
The Hidden Tax Cost of Upgrades
Remember that upgrades are added to your Purchase Price. This means:
| Tax Impact | What Happens |
|---|---|
| GST (5%) | You pay an extra 5% on the cost of every upgrade added to your contract. |
| PTT Thresholds | If an upgrade pushes your price from $1,090,000 to $1,110,000, you could lose your Newly Built Home Exemption, costing you an extra $20,000+ in Property Transfer Tax. |
Conclusion
Before you sign off on that $15,000 upgrade package in Coquitlam or Surrey, ask yourself: "Can I do this with a screwdriver or a local contractor for half the price?" If the answer is yes, save your money for your down payment and customize your home after you move in.
References
Founded by Uzair Muhammad, REALTOR® — Real Broker BC