Best way to use space/add value

beer_tins

Hi all,

I've got a 2 bedroom split level flat. The 2 bedrooms are at either extreme end of the property. The bathroom is next to one and there is a fairly large space between the bathroom and the other bedroom. At the moment, there is a built in cupboard next to what was a huge old hot air heating stack (that I've just removed). At the very back is the hot water cylinder/cold water tank/shower pump arrangement.

I'm wondering what I should do with the space to best add value. We could quite easily add an ensuite bathroom in the space, with a shower, toilet and sink. When we did the main bathroom we extended the waste into this space (blocked off!) to give us the option. Similarly there are blocked off hot and cold shower pipes we would simply connect to.

However, it's just my wife and I that live in the flat and we don't really need an ensuite bathroom for ourselves. It would be easier (and cheaper) to basically use the entire space for storage, with large built in wardrobes/shelves and thus free up space in the other rooms and remove the need for much of the furniture.

So I guess I'm asking, what would you do? Does a 2 bedroom place really need 2 bathrooms? Does it add enough value? The bedrooms are big, so the flat would be suitable for a small family in future. On the other hand, in the absence of a loft, I'd quite like the extra storage space!

Any opinions welcome!

latecomer

What kind of size is the space? I think both ideas are good but obviously added a bathroom will be the more expensive of the two. that said, its probably the one that adds more value too.

kevsan

is it big enough to turn into a box room / office?

That then gives whoever is buying the option on what they want to do. An extra room would probably be worth more than an extra bathroom in a 2 bed place.

beer_tins

It's about 1.4m by 2m, though one corner is the hot water cylinder, which would be boxed in. Plan would be to put the loo next to that, the door halfway down the 2m wall, the shower in the far corner and the sink next to that. With special offers etc. I think I can do it for around 1000-1500. I'd do the work myself.

Thanks for all comments and opinions...

beer_tins

kevsan wrote: »

is it big enough to turn into a box room / office?

That then gives whoever is buying the option on what they want to do. An extra room would probably be worth more than an extra bathroom in a 2 bed place.

It really would be a box! If the entrance was from the hallway, the far wall would be 2m away, but with a 600 x 600 corner of that boxed off. Width would be 1.4m. It could be done though. I could even "steal some of the big room it is next to, although that would leave that room slightly irregular. Also there would be no natural light in this room.

MX5huggy

How long are you planning on staying in the flat?

Sounds like you should go for the storage, it's the cheeper option and you will use it. Where as a bathroom is much more and you won't use it!

beer_tins

MX5huggy wrote: »

How long are you planning on staying in the flat?

Sounds like you should go for the storage, it's the cheeper option and you will use it. Where as a bathroom is much more and you won't use it!

We'll probably stay for another 2 years or so, depends on the housing market! If it slides much more, we might not be able to afford to move!

I'm starting to think that storage is the way to go. My money might be better spent overpaying on the mortgage and it suits our current needs better. I'm sure when we do sell, the estate agent will wax lyrical on the potential space for an ensuite etc.

If I do go down that route, I suppose the next question is, do I go for a room with lots of shelves, or various built-in storage solutions? Oh the decisions!

Fire_Fox

Can you make it a walk through storage facility so that you can access the bathroom more easily from the second bedroom, or is that unnecessary/ inappropriate given your layout? Ideally you would be want to be able to easily access both the bathroom and storage facility from both bedrooms or a communal hall to appeal to both couples and sharers (BTL) when you sell on.

What sort of fittings you put in depends on what you already have - if there is plenty of room for wardrobes in the bedrooms then you may want shelves or just the space to put a vacuum cleaner/ bulky stuff if there isn't space for this elsewhere in the flat.

How large is your kitchen and is the washing machine in there? You might use this space as a combined laundry area and general storage (I have this in my hall and it is fab to have it out of the kitchen).

beer_tins

Thanks for the suggestions. I can't really make it a walk through, as I can't put a doorway in that bathroom wall without removing the electric towel rail. At the moment, the bedrooms and bathroom are all accessible from a communal hallway, so I suppose it would make sense to make the storage area accessible from the hallway as well (also no problem) to appeal to sharers (BTL or shared owners). Thanks for your post, though, it's given me several ideas.