Your measurement differ from the agents measurements, especially your plan for the top floor, so I have made a best guess on the likely footprint. I have come up with this plan, I have tried to move the kitchen sink closer to the back and hopefully you may be able to put a soil pipe on the back of the building. Budget- this is a stumbling block- As you start to cost out all the necessary purchases will realise that your budget isn't big enough. Personally I would break down the cost of all the purchases you want to make and then cost the labour and then work out where you want to spend first or find more money. When I renovated my first property I also had big plans but ran out of cash quickly- like me you might end up doing the messiest stuff quickly then living with a bare shell until I had saved enough for the next stage.

Good morning, It may be worth measuring the room and uploading a plan, so that Houzz designers can properly assess the room and provide an accurate layout for you. Get some measurements of walls, windows and doors, as well as the ceiling height.

Hi Rhian Foley Having looked at your layout as you have sketched, a big bathroom is good as bathrooms and kitchens are the items that make a house. The only thing I would try to change is the en-suite in the master bedroom, possible long and thin if possible and along the party wall near the stair. Hope this helps. p.s. I almost bought a house with that layout and was thinking of doing a similar extension.

How wide is the wall to the right as you come in? Would you have space for a chest either side of the bed there? And you might have room at end of the bed for a small chest. That would allow you to build in straight across the wall with the chimney breast. I have seen and done myself with a shallow press or drawers in front of the chimney. You could also hide a TV in there. Hard to imagine the window(s) but have you considered putting the bed on that wall?