How much difference in price for 3 vs 4 bed houses?

Lemoncurd

Our house has four double bedrooms, 1 ensuite and one bathroom. A neighbour has an identical house but the two smaller bedrooms have been combined into one master and the main bathroom has been made ensuite to this (anyone using the 3rd bedroom would need to access one of the ensuites via the other bedrooms or use the downstairs cloakroom).
How much would you expect these differences to affect the values of the properties?

Doozergirl

The 3 bed will lose some value. I should think it would not be a huge amount, but 5-10% certainly - depends on what they're roughly worth as 4 beds.

But the 2 en-suite situation will affect how quickly the property sells by putting off more buyers than it attracts (which could mean it selling for a lot less if the right person doesn't arrive) unless it's a 'Jack & Jill' and can still be entered from the hall. If I were selling the 3 bed, I'd be reinstating that doorway before going on the market to increase the chances of selling.

silvercar

That house is no only practical as a 2 bed + office/study.

To change a 4 bed into a 3 bed would rule loads of potential buyers out. The layout you describe, where the 3rd bedroom has no direct access to a bathroom is nuts.

Spendless

They've changed a 4 bed with en-suite and family bathroom into a 3 bed, 2 beds with en-suite, but no family bathroom and if you're in bed 3 you have to walk thru the other 2 beds or go downstairs. Sorry I think they're nuts. I'd say they'd have made the house worth slightly less by reducing the # of bedrooms anyway, but the layout they have is going to reduce the number of people who are interested in having it and that may well have a knock on effect of price.

rrwfotr

They most probably been watching those stupid house/DIY building programmes on TV. Become a property millionaire in 6 months without any common sense...

Lemoncurd

The 3 bed house has been occupied by the same people for about 30 years (probably since it was built) so presumably they had it how they wanted for the long haul. Their house is up for sale and the estate agent details say it needs updating so I expect it will need a new kitchen and possibly new bathrooms. The pic also shows hideous patterned carpet downstairs (strange as all of the houses I have seen here have lovely wood mosaic flooring downstairs so they are probably covering that up). Whoever buys it probably will have a bit of a project on their hands so might not be put off by making alterations to the layout.

I was really trying to work out if I could read anything into the property market here at this time from the amount they put it on the market at. They are asking 280,000 which is 2k less than we paid for our 4 bed 6 months ago, ours also needed a substantial amount of work.

Doozergirl

It costs very little to stick up a stud wall!