Bigger bathroom v 4th bedroom?

8 years ago

Hi everyone.

We have plans done for a double storey extension to the side of our 1930s semi. As you will see from the design, the first floor will be reconfigured to have 3 decent sized double bedrooms with master suite at the back of the house with dressing area leading into en-suite.

However, on reflection, we have decided to incorporate a 4th bedroom instead of the luxury of en-suite - mainly for resale value. So we have two options:
1. Use the full area currently designed for dressing area and en-suite for a decent sized single room.
2. Use the dressing area only to create a box bedroom and use the majority of en-suite space to make the family bathroom bigger.

So it essentially comes down to what is more important - a bigger family bathroom or bigger 4th bedroom?

Any thoughts welcomed!

Thanks
Chris

Featured Answer

Danielle Garber

8 years ago

If you're thinking of resale value and the build cost is £100k - the figures the local agent has given you don't really stack up in terms of making a profit, it sounds like you'd just about break even so unless you're doing it to live in it for a while, I'd probably rethink whether that's an investment you want to make?

Can you trim anything off the build cost, are there any areas you could save on?

I'd definitely do some more local market research to see how much similar houses are going for in the area, you don't want to end up needing to push the ceiling price for a 3 bed to make your money back or struggling to sell a bottom-heavy 4 bed with only 1 bathroom as you'll be limiting your market for buyers.

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Comments (11)

Irene Spinks
8 years ago
A bigger or second bathroom would be my choice. In a 4 bedroom house there could be too many people all needing to use the one bathroom at the same time. We have just renovated a 4 bedroom house (2 doubles 2 singles) and have turned one of the singles into our en suite, no more queueing for the loo in the morning bliss!
A B
8 years ago
I would keep it exactly as you plan unless you need a 4th bedroom. When you come to sell you could always take out ensuite to create 4th bedroom if agents think that would make you more (I doubt it unless you could have a second bathroom downstairs?)
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Thanks for the comments. especially about the loft conversion, hadn't thought about that and it is something we may consider in the future. The current bathroom is 1.4x1.6 and if you knock through the WC maybe 1.4x2.6 but probably a bit less than that. I think you could probably fit a bathroom suite in there but it'd be narrow still short on floor space. We aren't too fussed about losing one bedroom. We plan to live in the house for a while and don't need 4 beds ourselves. We are getting it below the price of a 3 bed in the area so we are pretty comfortable that we won't be losing out when we come to sell.
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Thanks for all your replies - I really appreciate it. We do currently need all four bedrooms as we have 3 children. Whether it is our forever home really depends on how much we can expand. It is a semi detached 1930s property. The current owners have already extended to the side to create a fourth bedroom downstairs and have extended to the rear for a bigger kitchen. We are hoping to eventually extend on top of the current side extension - I'm guessing if we did that we could make bedroom four bigger and build in to it to create the en-suite? Here is the whole floor plan
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kikiamack
8 years ago
I was wondering if you have spoken to a local estate agent to get their opinion on which option would give most resale value, as they are probably the most likely to know. However, whilst your house is likely to be your biggest investment, it should first and foremost be considered your home. If it would make your life easier and happier to have a dressing room and ensuite, then that is what you should do. You don't say if you have kids, but if they are young and local schools are good you could well be there for a long time. However, if you think you'll only be there for a couple more years then maybe the resale value becomes more important.
Chris L
Original Author
8 years ago
Hi guys, thanks for the comments.

We have 2 young children aged 4 and 18 months. We really like the area but it is far from home for my wife and I as we moved down for my work. Whilst we are settled, there is potential that we could move again in the future due to my job which is why resale is in our mind (we only moved here 2 years ago and took a hit on our previous 2 properties which we lived in for 3 yrs and 4yrs respectively).

The total build costs will be in the region of £100k. We have spoken to a local agent which is what has caused us to rethink! The current plans would add £80k value to house whereas a 4 bed would take it closer to £100k so if we did move in the next couple of years we should get our money back.

We will be also be installing a WC downstairs under the stairs so we would at least have 2 toilets in the house if we don't do en-suite.
0
Laura Thomas
8 years ago
I agree that a 4 bed house needs a 2nd bathroom or ensuite, while a 3 bed with ensuite and dressing room might seem unnecessary.

I agree with the comment above to speak to a local agent as it does depend on the location of the house as to what will appeal most to buyers.
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hortonhearsawho2013
8 years ago
Go for the 4th bedroom. Save the ensuite for a future house. But do install a downstairs WC. And well done on considering resale.
Laura Thomas
8 years ago
Chris you must have commented at the same time as me. Your situation i.e family size and distance from family is the same for us.
Our current project was already a 4 bed (3 doubles and 1 single with good size bathroom). We have room to fit a ensuite in the corner of the master, but the plumbing would have been almost impossible due to solid walls/floors and the soil pipe being opposite side of house. We have tried to future proof for 2 growing daughters by expanding the cloakroom and including a shower - it has been useful too for a muddy dog!
User
8 years ago
defintely a second bathroom. we recently sold and we had 4 bedrooms and 3 bathrooms. it was one of the main selling points as everyone wants more than one bathroom.
0
Jonathan
8 years ago
Just another thought- if the dressing room and ensuite were swapped for bedroom3 ( so have the main bed and ensuite at the front) you would be in a better situation should you ever put in a loft extension as there is really only one place for the stairs to go...... In my opinion much better to loose a bathroom to extend upwards than loosing a bedroom.
PRO
Design Spec Ltd
8 years ago
Hey Chris!

Some great comments on this one, all could be considered valid!

We generally look at two aspects when considering a resale... The bathroom and the kitchen, both have to be up to the spec of the property and cater for the bedrooms/family size.

When planning a family dwelling for you to live in, having a feature like walk-in wardrobe space and en'suite is a great feature to keep.

We would say make a firm decision on how long you would IDEALLY like to live here and base your end choice on that answer. The only consideration you realistically don't want to alter later on would be the end size of the family bathroom, once these walls and tiles are in place you will not want to ever alter this space.

Please let us know what result you choose!

New World Designers Ltd.

Bigger bathroom v 4th bedroom?

Danielle Garber

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