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  • FIRST POST
    • sl_jones
    • By sl_jones 13th Jun 17, 12:53 PM
    • 51Posts
    • 2Thanks
    sl_jones
    Add a bedroom to house, can it be done and how much?
    • #1
    • 13th Jun 17, 12:53 PM
    Add a bedroom to house, can it be done and how much? 13th Jun 17 at 12:53 PM
    Hi all,

    I am a former first time buyer looking to move onto my second home, I have found a really nice house that i like, which has good schools and is a great distance from the station. But it is a two bedroom.

    But i am wondering if it can be converted into a 3 bedroom with alot of work, the main issue i think i can see if that the window wouldn't line up with the wall, so i would have to move it or brick it up and create a new one.

    But i was just wondering if it was worth it? I mean i know the 3rd bedroom would be small but i imagine it would be big enough to fit a single bed in? it's on for 449K but i would hope to knock them down quite a bit on that(hopefully) but would it add like another 30k onto it?

    I've attached the floorplan and the listing for it
    Floorplan:
    https://postimg.org/image/4xkddrpt7/

    House:
    http://www.rightmove.co.uk/property-for-sale/property-60145978.html?premiumA=true

    I would probably also knock the kitchen through to the living room as well.

    Love to know everyone's thoughts, and thanks in advance!
Page 1
    • Grenage
    • By Grenage 13th Jun 17, 1:24 PM
    • 1,132 Posts
    • 1,059 Thanks
    Grenage
    • #2
    • 13th Jun 17, 1:24 PM
    • #2
    • 13th Jun 17, 1:24 PM
    Taking an existing amount of space and dividing it up will not increase the value of the house; I wouldn't recommend this course of action. Buy a two bed you can extend, or a three bed (would be my choice).
    • Silvertabby
    • By Silvertabby 13th Jun 17, 1:38 PM
    • 1,256 Posts
    • 1,456 Thanks
    Silvertabby
    • #3
    • 13th Jun 17, 1:38 PM
    • #3
    • 13th Jun 17, 1:38 PM
    Ye Gods ! - I wouldn't pay £449K for that - the whole house needs gutting!

    Are there no other options?
    • rach_k
    • By rach_k 13th Jun 17, 1:41 PM
    • 939 Posts
    • 1,625 Thanks
    rach_k
    • #4
    • 13th Jun 17, 1:41 PM
    • #4
    • 13th Jun 17, 1:41 PM
    I wouldn't. Our study is about the size of half of the larger bedroom (although I think you want to split the smaller room?) and it's tiny. You can fit a single bed and could also put a wardrobe in there but it would feel very much like a coffin. We may end up using our study as a bedroom (kids currently share the second bedroom and we're not sure whether we will convert the loft) but if we do we will keep the wardrobes in the second bedroom to give a little more space.

    Where would your doors go if you split a room?

    Could you do the attic or have any neighbours extended sideways or backwards? If you don't want to do major work, is this for your children? Instead of properly dividing the room I would look at ways to create their own spaces with creative furnishings or freestanding furniture.
    • ST1991
    • By ST1991 13th Jun 17, 1:51 PM
    • 356 Posts
    • 179 Thanks
    ST1991
    • #5
    • 13th Jun 17, 1:51 PM
    • #5
    • 13th Jun 17, 1:51 PM
    If you have a garage, can you simply extend above that in the future?
    I imagine that would be likely to add value (splitting rooms up may not) and you'd possibly get an additional 2 bedrooms out of it.
    • sl_jones
    • By sl_jones 13th Jun 17, 2:53 PM
    • 51 Posts
    • 2 Thanks
    sl_jones
    • #6
    • 13th Jun 17, 2:53 PM
    • #6
    • 13th Jun 17, 2:53 PM
    Now, bare with me here guys (this is how i've imagined it):
    https://postimg.org/image/ycg9czzpd/

    Kitchen knocked through on bottom floor creating a through lounge.

    Then on the top floor, put a wall up above the the staircase, this is where the door would go, then move the door of the other bedroom (bigger room). This room would purely be used as a study for the time being and the other bedroom would be the baby's room.

    We do also have the option to extent out onto the garage or even extend the kitchen out onto the garage.

    Ye Gods ! - I wouldn't pay £449K for that - the whole house needs gutting!

    Are there no other options?
    Sadly Paying over 500K for a 3 bedroom house that would be not that much bigger. You should have seen the two i viewed over the weekend!
    • sl_jones
    • By sl_jones 13th Jun 17, 2:57 PM
    • 51 Posts
    • 2 Thanks
    sl_jones
    • #7
    • 13th Jun 17, 2:57 PM
    • #7
    • 13th Jun 17, 2:57 PM
    or maybe i'm just being a bit of a mad hatter
    • the_r_sole
    • By the_r_sole 13th Jun 17, 3:09 PM
    • 2,295 Posts
    • 1,145 Thanks
    the_r_sole
    • #8
    • 13th Jun 17, 3:09 PM
    • #8
    • 13th Jun 17, 3:09 PM
    Now, bare with me here guys (this is how i've imagined it):
    https://postimg.org/image/ycg9czzpd/
    Originally posted by sl_jones
    If that could have been done, that would have been done! You have to have enough clear head room over the stairs, your proposal would make it very difficult to get up the stairs...
    • d0nkeyk0ng
    • By d0nkeyk0ng 13th Jun 17, 3:12 PM
    • 407 Posts
    • 147 Thanks
    d0nkeyk0ng
    • #9
    • 13th Jun 17, 3:12 PM
    • #9
    • 13th Jun 17, 3:12 PM
    Looks like there's a side gate and garage as part of the house. I would look to extend sideways. Even if you left room for a garage, you could have a front and back bedroom above it.
    • Doozergirl
    • By Doozergirl 13th Jun 17, 3:33 PM
    • 23,412 Posts
    • 65,461 Thanks
    Doozergirl
    I have a similar layout in my house but turned the third bedroom into my ensuite as it was a proper box.

    There is a bulkhead in the room to accommodate headheight below for the stairs. The bulkhead starts above the second step. It gives us about 110cm of space between the front wall and the bulkhead.

    You need 2 metres headheight on the stairs. In any house with a 240cm ceiling, that only gives you two stairs below before the room ends or you have boxing in the room.

    It doesn't work, in my mind. However, you do seem to have good extension potential and that will unlock mich better space.
    Everything that is supposed to be in heaven is already here on earth.
    • beaker141
    • By beaker141 13th Jun 17, 3:34 PM
    • 447 Posts
    • 182 Thanks
    beaker141
    I'm always obsessed with lofts - but I guess your loft isnt tall enough for a proper conversion and judging from where the windows meet the roofline little scope to lower the ceiling height to get the headspace in the loft.

    What I'd then be considering, is some form of mezanine floor, or vaulted ceiling to open it up.
    • sl_jones
    • By sl_jones 13th Jun 17, 3:45 PM
    • 51 Posts
    • 2 Thanks
    sl_jones
    I have a similar layout in my house but turned the third bedroom into my ensuite as it was a proper box.
    That would also be another good idea id i couldn't make it a bedroom, my husband's a pain in the bathroom.
    • rach_k
    • By rach_k 13th Jun 17, 4:38 PM
    • 939 Posts
    • 1,625 Thanks
    rach_k
    For a similar budget, I'd consider this: http://www.rightmove.co.uk/property-for-sale/property-47059260.html It's a bungalow so wouldn't normally be my cup of tea but if you really want to be in that area you will have to compromise on something. That one looks to have been done up nicely, lovely garden, three bedrooms already, off-road parking.

    I thought you maybe had a particular school you needed to be close to but then you said you had a baby so you're not quite at the stage yet! The bungalow is near some great schools (if you go by Ofsted) too, a couple of them the same as the house you like.

    I'm not saying I would definitely go for that one but it shows there are other options than making a 2 bedroom house into a 1 bedroom + 2 half bedroom house!
    • Silvertabby
    • By Silvertabby 13th Jun 17, 7:08 PM
    • 1,256 Posts
    • 1,456 Thanks
    Silvertabby
    “ Ye Gods ! - I wouldn't pay £449K for that - the whole house needs gutting!

    Are there no other options?

    Sadly Paying over 500K for a 3 bedroom house that would be not that much bigger. You should have seen the two i viewed over the weekend!
    Ouch. Location, Location. Our 4 bed/2 bath/downstairs cloakroom/utility room/garage/reasonable sized garden is probably worth about £300K. Too far too commute to London, though.
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