What is the cheapest flooring for an investment property?

What is the cheapest flooring for an investment property?

As an investor, balancing affordability with quality when choosing flooring for your investment property is paramount. You want something durable, easy to maintain, and budget-friendly to attract responsible tenants and maximise your long-term return on investment. But navigating the vast array of cheap flooring options can be overwhelming. This comprehensive guide delves into the top contender in the budget arena, outlining their advantages, drawbacks, and suitability for different types of investment properties.

flooring for an investment property

Understanding Your Priorities

Before diving into specific flooring options, consider these key factors to guide your search:

  • Traffic: Will the flooring be in high-traffic areas like hallways and living rooms, or in quieter bedrooms and bathrooms?
  • Durability: How long do you expect the flooring to last before needing replacement?
  • Maintenance: How easy is it to clean and maintain the flooring?
  • Aesthetics: While not the top priority, does the flooring offer a neutral and appealing look for your tenants?
  • Budget: How much are you willing to spend per square foot?

Budget-Friendly Flooring Options

Now, let’s explore some of the cheapest flooring options for your investment property, keeping your priorities in mind:

  • Vinyl Sheet:
    • Pros: Most affordable option, waterproof, easy to clean, wide variety of colours and patterns, good for moderate traffic.
    • Cons: Can be prone to punctures and tears, may not be as durable as other options, can feel cold underfoot.
  • Carpet Tiles:
    • Pros: Affordable, easy to replace damaged tiles, good for high-traffic areas, variety of textures and colours.
    • Cons: Not as durable as sheet carpet, seams can be visible, may not be as comfortable underfoot as other options.
  • Linoleum:
    • Pros: Durable, waterproof, stain-resistant, easy to clean, relatively affordable, good for kitchens and bathrooms.
    • Cons: Can be difficult to install, limited colour and pattern options, may feel cold underfoot.
  • Luxury Vinyl Plank (LVP):
    • Pros: Waterproof, easy to install and maintain, durable, good for high-traffic areas, mimics the look of wood or tile at a lower cost.
    • Cons: Can be more expensive than other vinyl options, not as easy to repair as sheet vinyl.


The Champion of Cheap: Laminate Flooring

Standing tall as the reigning champion of affordable flooring, laminate reigns supreme for its price tag and practicality. Composed of layers of resin-impregnated fibreboard topped with a high-resolution image of wood or other materials, laminate delivers:

  • Unbeatable Affordability: Laminate remains the most cost-effective option, averaging significantly less than real wood, tile, or vinyl. This makes it ideal for budget-conscious investors or properties targeting entry-level tenants.
  • Low Maintenance: Laminate requires minimal upkeep. Regular dry mopping and occasional damp wiping suffice for most messes. Its scratch-resistant surface withstands wear and tear from furniture and moderate foot traffic.
  • Easy Installation: Click-lock systems make laminate installation a DIY-friendly endeavour, saving on professional installation costs. This can be particularly attractive for landlords managing multiple properties.
  • Wide Variety of Styles: Laminate comes in a dizzying array of patterns and textures, mimicking wood, stone, tiles, and even concrete. This flexibility allows you to tailor the flooring to suit different property styles and tenant preferences.
However, the budget prince does have a few limitations:
  • Not Truly Water-resistant: While some higher-end options offer improved water resistance, laminate can swell and deteriorate if exposed to excessive moisture. Avoid it in moisture-prone areas like bathrooms or laundry rooms.
  • Artificial Appearance: Though some laminate boasts realistic textures, its synthetic nature and repetitive patterns can give it a “manufactured” feel compared to natural materials.
  • Limited Lifespan: Compared to hardwoods or tile, laminate has a shorter lifespan, typically lasting 10-15 years with proper care. Be prepared for eventual replacement in high-traffic areas.

Choosing the Right Budget Flooring

The perfect cheap flooring for your investment property depends on several factors:

  • Property Type: Consider the intended use and potential wear and tear. Choose water-resistant options for moisture-prone areas and durable materials for high-traffic zones.
  • Tenant Demographics: Consider your target audience. Budget-conscious families might appreciate laminate’s affordability, while luxury apartments might demand the natural appearance of hardwood.
  • Maintenance Budget: Factor in ongoing maintenance costs. While laminate is low-maintenance, vinyl might require more frequent deep cleaning, and carpets might need professional cleaning every few years.
  • Long-Term ROI: While focusing on upfront affordability is important, consider the material’s lifespan and potential replacement costs for long-term value.

Pro Tips for Budget Savvy Flooring

  • Shop Off-Season: Retailers often offer discounts on flooring materials during the off-season.
  • Consider Remnants: Remnant sections from larger projects can be significantly cheaper than full rolls.
  • Compare Prices: Get quotes from multiple retailers before making a purchase.
  • Invest in Quality Underlayment: A good underlayment can extend the life of your flooring and improve comfort underfoot.
  • DIY Installation: If you’re handy, installing laminate or vinyl flooring yourself can save significant costs.


Remember, the cheapest flooring for your investment property is the one that delivers the best value for the long haul. By considering your needs, comparing options, and prioritising a balance between affordability and functionality, you can make a smart flooring decision that maximises your return on investment while creating a space that tenants will appreciate.