Hi Guys,

I was wondering if anyone could help/had done this themselves.
I am looking to buy a town house (original floor plans below) but the placement of the stairs means the layout of the top floor is very inefficient.

Could anyone give me a rough estimate for how much it would cost to move the stairs as in the second diagrams and complete the job? I've given a guess as to how much it might cost, does anyone know if I'm near right? Excuse the crude MSPaint job - the red lines are supposed to indicate a new wall! this layout would also mean they'd be room for an en-suite on the floor below.

So far my list of jobs would be (and estimates i have for each):

Remove bedroom 1 wall (likely structural) and insert RSJ (£1000)

Remove and cover floor opening of old stair case (£400)

Buy and fit new stair case inc Bannister and rails (£600)

Move plumbing for upstairs bathroom (bathroom suite is in good condition) and re-fit bathroom (£2000)

Insert new plasterboard walls with electrical components such as light switches and plastering walls (3600)

Tiling both new bathroom and ensuite (£1750)

I'm in the west midlands if that helps.

All in all i think this would make a house with three fairly decent sized double bedrooms and one small double. one family bath and one en-suite.

Also does anyone have any idea if this would add value and if so how much?

TL;DR cost of layout alteration and moving stairs and will value added be worth it?

Thanks so much for any help!