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  • FIRST POST
    • TheWiz17
    • By TheWiz17 18th Mar 17, 3:30 PM
    • 2Posts
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    TheWiz17
    5 bed-change to a 4 bed or 3 bed?
    • #1
    • 18th Mar 17, 3:30 PM
    5 bed-change to a 4 bed or 3 bed? 18th Mar 17 at 3:30 PM
    Good Afternoon,

    Wanted some ideas/advice on changes I'd like to make to my property.

    - Currently a 5 bedroom 1 bathroom terrace house
    - Basement:Cellar
    - Ground floor :living/dining and kitchen
    - First floor :bathroom(3/4 bath), double bedroom x2 and box room x1
    -Second floor: double bedroom x1 and single room x1

    Option 1:
    The bathroom and box room are next door to each other so thinking to knock through the room and make it a 4 bed 1 (big) bathroom with a full sized bath and shower.

    Option 2:
    Option 1 + knock through second floor rooms creating a large loft room with ensuite so the house will consist of 3 double bedrooms and 2 bathrooms.

    We want the most cost effective option whilst trying to add value.

    I'd really appreciate your thoughts and maybe an alternative to the above options.

    Thanks in advance

    TheWiz
Page 1
    • Doozergirl
    • By Doozergirl 18th Mar 17, 3:36 PM
    • 23,167 Posts
    • 65,090 Thanks
    Doozergirl
    • #2
    • 18th Mar 17, 3:36 PM
    • #2
    • 18th Mar 17, 3:36 PM
    En-suite!

    Much better to have two bathrooms than one big one.

    But also better to have 4 beds than three. The difference between 5 and 4 isn't massive but there are very distinct markets for 3 and 4 bed houses. Much better to be priced at the lower end of the 4 bed market than at the top of three.

    Find a way to fit a full bath in though. You don't need huge amounts of space. Imagination is very important.
    Everything that is supposed to be in heaven is already here on earth.
    • zagubov
    • By zagubov 18th Mar 17, 3:39 PM
    • 14,280 Posts
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    zagubov
    • #3
    • 18th Mar 17, 3:39 PM
    • #3
    • 18th Mar 17, 3:39 PM
    You do need an extra bathroom or perhaps an understairs toilet. Don't know your family size so not sure how many bedrooms you need. You certainly don't want to go from five down to three bedrooms. Down to four, maybe, but this could all reduce your selling price.
    There is no honour to be had in not knowing a thing that can be known - Danny Baker
    • Penitent
    • By Penitent 18th Mar 17, 4:02 PM
    • 922 Posts
    • 2,489 Thanks
    Penitent
    • #4
    • 18th Mar 17, 4:02 PM
    • #4
    • 18th Mar 17, 4:02 PM
    I'd recommend looking at local sold property prices to see the difference in price between the various bedroom numbers you're planning on creating, as potentially everything you're describing would reduce value.

    The problem you seem to have is bedroom:bathroom ratio. How big are the double bedrooms? Could any of them accomodate an en-suite? If the boxroom is so small you can barely get a bed in it, it may add little value as a bedroom, so you might be better converting it into a shower room (rather than knocking through and making one big bathroom, which doesn't actually add anything). Is there room for a cloakroom downstairs?
    • Cakeguts
    • By Cakeguts 18th Mar 17, 4:21 PM
    • 2,276 Posts
    • 2,867 Thanks
    Cakeguts
    • #5
    • 18th Mar 17, 4:21 PM
    • #5
    • 18th Mar 17, 4:21 PM
    4 bedrooms with an en suite bathroom for the master bedroom and a downstairs cloakroom. At least you will then get something to help you live more comfortably there even if it doesn't make the house any more valuable.
    • TheWiz17
    • By TheWiz17 18th Mar 17, 5:03 PM
    • 2 Posts
    • 2 Thanks
    TheWiz17
    • #6
    • 18th Mar 17, 5:03 PM
    • #6
    • 18th Mar 17, 5:03 PM
    Doozergirl-it does make sense having 2 bathrooms (maybe one with a full bath and the other with a shower but both will have toilet and sink).Also thats a valid point you made re 3 bed vs 4 bed market.To be fair the master bedroom which is on the same floor could have an ensuite which would make it a 4 bedroom 3 bathroom.

    Zaguboz- There isn't any room to put a cloakroom on the ground floor but if i changed the box room to a shower room I'd gain another toilet.This way i'd only lose one bedroom.

    Penitent- The box room is small so that seems to be the best room to lose in terms of bedroom space so changing it into a shower room seems to be a good idea.I have had a look and it appears that 4 bed (3 double/1 single)/ 2 bathrooms sell for more than 3 doubles /2 bathrooms.If i did have an ensuite that would make it a 4 bed /3 bathroom.The only 'downside' is that they would all be on the 1st floor..but as 1 would be an ensuite it probably wouldn't matter as much.

    Cakeguts-i think the ensuite option in the master bedroom as opposed to the 2nd floor is good idea rather than losing another room.No room to fit a cloakroom downstairs.

    Thanks for all your suggestions-definitely given me food for thought
    • cyantist
    • By cyantist 18th Mar 17, 7:36 PM
    • 464 Posts
    • 1,038 Thanks
    cyantist
    • #7
    • 18th Mar 17, 7:36 PM
    • #7
    • 18th Mar 17, 7:36 PM
    Depends on the layout, but could you split the box room to add some of it to the bathroom while using the rest for a small ensuite shower room?
    • zagubov
    • By zagubov 18th Mar 17, 7:47 PM
    • 14,280 Posts
    • 123,342 Thanks
    zagubov
    • #8
    • 18th Mar 17, 7:47 PM
    • #8
    • 18th Mar 17, 7:47 PM
    Depends on the layout, but could you split the box room to add some of it to the bathroom while using the rest for a small ensuite shower room?
    Originally posted by cyantist
    I think the OP might be suggesting doing something like that. Extending the bathroom by taking from the box room and fitting a shower (presumably plus a toilet) next to it using the remaining space. Two toilets and two places to bathe/shower would be immensely useful in any multi-person house.

    Ensuites seem a waste of space for me. I cannot comprehend why they're so blooming common.
    There is no honour to be had in not knowing a thing that can be known - Danny Baker
    • Penitent
    • By Penitent 18th Mar 17, 8:06 PM
    • 922 Posts
    • 2,489 Thanks
    Penitent
    • #9
    • 18th Mar 17, 8:06 PM
    • #9
    • 18th Mar 17, 8:06 PM
    Ensuites seem a waste of space for me. I cannot comprehend why they're so blooming common.
    Originally posted by zagubov
    Last time I was looking to buy, I came across a 2 bed flat with an en suite and a family bathroom. Most families in a 3 bed manage fine with one bathroom, so I can only imagine the builders had a small, very incontinent family in mind when they designed it.
    • sparky130a
    • By sparky130a 18th Mar 17, 8:10 PM
    • 530 Posts
    • 669 Thanks
    sparky130a
    Last time I was looking to buy, I came across a 2 bed flat with an en suite and a family bathroom. Most families in a 3 bed manage fine with one bathroom, so I can only imagine the builders had a small, very incontinent family in mind when they designed it.
    Originally posted by Penitent
    A 3 bed may manage fine with one bathroom but that doesn't make it desirable...
    • Owain Moneysaver
    • By Owain Moneysaver 18th Mar 17, 11:32 PM
    • 7,164 Posts
    • 7,503 Thanks
    Owain Moneysaver
    Additional shower room / utility room in the cellar?

    I'd like to see at least a loo on the 2nd floor, saves going down stairs in the middle of the night.
    A kind word lasts a minute, a skelped erse is sair for a day.
    • AnotherJoe
    • By AnotherJoe 19th Mar 17, 6:32 AM
    • 6,295 Posts
    • 6,661 Thanks
    AnotherJoe
    I think its very likely that a 4 bed with 2 baths/toilets (whether one is ensuite or shower room is of less consequence) would be worth more than a 5 bed with 1.
    However a 3 bed would most likely significantly drop the price compared to a 5 or 4 bed.
    • Hoploz
    • By Hoploz 19th Mar 17, 8:13 AM
    • 3,524 Posts
    • 3,103 Thanks
    Hoploz
    You need to have a bathroom (or shower room) on each floor where there's a bedroom.

    If you can squeeze in a wc on ground floor then that's very much the norm, and would be expected in this size of house. Families like to be able to toilet train toddlers easily, and who likes visitors going upstairs?
    • lady1964
    • By lady1964 19th Mar 17, 8:33 AM
    • 765 Posts
    • 1,014 Thanks
    lady1964
    We changed our 5 bed/1 bath (although we do have a downstairs shower/loo) to a 4 bed with en suite about 3 years ago. We had to use a small double bedroom due to the plumbing for the en suite but that does also give us a walk through wardrobe/dressing area.

    Advice of the estate agent we got round before doing the work was that we might not necessarily add any value to our house but the work would make it more desirable & easier to sell. Although we lost a small double room, we still have 3 really good sized doubles and a good size single.

    Is it worth getting an estate round, making it clear you're not doing this to sell your house but with an eye on future re-sale?
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