I have the same decision to make and have narrowed it down to wood effect tiles or wood effect LVT (eg Karndean). The benefits of LVT are 1) it is warm underfoot (we will have underfloor heating but don't want to have to have it on all the time), 2) softer to walk/fall on and 3) it doesn't have grout lines to get grubby. This is a big pro for me as our current kitchen grout gets dirty so quickly. The benefits of tiles are 1) they won't fade in the sun unlike LVT (we are s facing) 2) they can come in bigger planks than LVT so fewer joins and a less "busy" effect and 3) I think they look more realistic, ie more like real wood, but this is subjective. Also 4) they may be more hardwearing depending on which LVT you choose. Good luck with your decision!

Hi beano Do you mean on this photo the top of middle ? I will after reading your reply get a full size you’re absolutely right. I’m so surprised no one thinks a contrast is best ? I thought that was number one design rule - but then I’m not an Interior designer .... thanks

After reading through the other comments, we would tend to agree that if you are thinking of selling then perhaps focus on what flooring you would love to have in your new home rather than potentially spending a lot of money on something you are not going to benefit from. Perhaps a good clean is all it will need, maybe speak to your estate agent for their advice. Ultimately, the person who buys your house may want to change all of the flooring anyway! Good luck in your next adventure!

Personally I would go for the second plan. Removing the wall between the kitchen and rear sitting room should give you the space you want and - in my opinion if you are thinking of having a family - a completely separate sitting room. You also have access to the kitchen from the front door without having to go through the sitting room.