What is the current layout? Both options seem pretty small for a bedroom. Would it be used as a bedroom or is primarily as an office that occasionally sleeps a guest?

Based on the two, I would go with the first option; otherwise you've only got one bathroom between three bedrooms.

For Option 1, can the door to the closet at the top of the stairs be moved so that it becomes a closet for bedroom 3? Or is that needed as a laundry space?

One more thing (and then I'll shut up). It is not so important what we would buy/not buy and more important what the local market is, so it might be worth talking to a real estate agent for an opinion. If the area is mostly first time buyers with young children, then sharing a bathroom is probably not going to be a deal-breaker. If it is for families with older children or if the third bedroom is used by guests, etc., then I can't imagine one bathroom is enough. You might want to put the en suite into bedroom one as in Option 1, but have the bedroom 3 and bathroom layout from Option 2.

Thanks Nick, I've added the current floor plan and some more info re our plans. We're hoping to add a WC porch at the front (unsure yet on planning)

Re option 1 and the closet... we could incorporate that into bedroom 3 (as one neighbor has done) but, I'm my preference, having that as storage space is useful.

Yes both bedrooms are small and would primarily be as a nursery/office... Option 1 works really well as a nursery or guest bedroom but option 2 would work better as a third bedroom as you do get space for a 'permanent single bed' and wardrobe opposed to a day bed or sofabed.

We had plans drawn up for a en suite in Bedroom 1 but alot of the builders didn't give us much hope due to pipes and joists ect... so we've opted to explore a small porch extension with room for a cloak room toilet.

The area is really mixed, from sudents to first time buyers and younger families. The estate agents we've spoken to believe the market for our house is first time/younger families. That being said, its a really popular and an expensive area but due to it being ex council, the price range for this property, you'd only be able to get a 2 bed flat on neighboring roads... so could appeal to smaller families who don't want to leave the area.

The reasons we're planning on doing the work is to 1. give us a few more years in this house and 2. the return on investment... we'd easily make 1.5x the amount spent doing the work ( based on todays market)

Thanks for taking the time to respond!

The problem with each option having its pros and cons is there is no easy right answer!

My personal preference is for a more normal shaped room, as I find they can be more flexible I how you use them. But I can see that would limit the storage. I have also only really looked at the top floor and only just saw the comment about having the waste pipe through the kitchen, which I can see is not a plus point.

My guess (and I'm not a pro by any means) is that your return will be fairly similar, assuming the costs are similar for each. Given the pros and cons and given that your neighbours have gone for different ways, I don't see a major downside to either one. It will come down to personal preference in the end. And that includes yours. If one aim is to extend your stay by a few years, then I would go for the option that you think will work best for you and make sure it is done well. Quality sells.

You could do the ensuite to the master bedroom; do 3rd bedroom in the bathroom. Need to reconfigure access to MBR. And then do a new bathroom downstairs under the stairs. You’d get 3 normal sized bedrooms upstairs plus ensuite.
This layout is best for young families; ftb with guests and in need of office(s). Works with teenagers too, but you’d need more storage somewhere else.

PS you can do the new bathroom in the kitchen with hallway access; redo the whole downstairs as open plan kitchen, dining and living.

Hi Jade, once you have decided on a layout, we can provide you with a budget cost estimate. If this is something of interest please send the plans and photos to hello@nestestimating.co.uk and we can provide you with a quote. The budget cost estimate provides a detailed breakdown of works and expenses as well as highlighting potential areas where you can save money