more valuable layout?

tucbiscuit

Hi I have a house and am doing it up and am wondering what people think is the more valuable layout and why they think so.

The house is a 1910-1920 semi with a yard......a decent sized yard, but not a big garden or anything..

The house is 4 bedrooms.

The dilemma I am in is the house has two decent receptions and a large kitchen, about 22 feet by 10 feet and the kitchen is at the back of the house.

Now whenever I see property ladder or other such programs I am always surprised by the scale of the kitchen diners and how this seems to be desirable, so I am considering the option of knocking through into the back reception and making a very large 'L' shaped kitchen/ diner/ living area and leaving only one reception at the front (a good sized reception, about 18' x 14').

Do people think this is a good idea and is a more valuable and desirable layout than 2 receptions and a kitchen?

The house is in an area where when doen up it will be £175,000-£200,000 if that makes a difference.

Any advice appreciated and I hope people can make sense of my post

thanks

Mum_of_3_3

Is the kitchen arranged so that you can put a table in there? If so I would leave it like it is.

With four bedrooms I would think it's more than likely a family buy and I would prefer to have a kitchen with a table area and a separate dining room which I would use as a playroom for little ones or an extra TV room for older kids.

However, you won't please everyone as there are some people who love massive open spaces as much as I love separate rooms!

If it's a house for you to live in I would do what you want, if it's to do up & sell on then ask local EAs for their opinion on what sells best in that area.

M_o_3

tucbiscuit

yeah the kitchen could get a table, fairly easily

it's to do up and sell


thanks for the advice

Catblue

It really is a personal thing.

I would prefer the two reception rooms, particularly in a period house as yours is. You've already got two decent sized reception rooms and a large kitchen - so it would already be ideal as it is for me.

Given that the kitchen is already a good size, maybe it would be worth just rejigging/replacing the units and appliances of the existing kitchen to make it seem more spacious without making any structural alterations.

Then when you sell, you can point out to vendors that it would be easy to knock through if they so wished.

poppysarah

Ask a local EA if you're looking to sell on - as they will have the knowledge of what people expect and want locally.

PasturesNew

You need to ask local EAs what works well in your area. What works well/best will change in every part of every town... depending who buys the houses. EAs know what people are looking for in that road, what people are finding is in short supply.

Find out what the local market wants and give it to them.

Fire_Fox

You only really need to knock through if there is a poky kitchen.

pie81

If the kitchen is an extension at the back of the house (which is what it sounds like) then to join it with the back reception room you would be knocking through the main load bearing back wall of the house, a serious structural job and you will need to put big steels in to support the main back wall of the house. Suspect it would not be worth the hefty cost.

If it's not a load bearing wall, then you could do it more cheaply. Why not put in some big folding doors... gives buyers the option to open or close as they prefer. However your kitchen sounds big enough not to need it.

Doozergirl

If you want 'wow' and want to offer something that others aren't then knock through.

Houses often aren't affected in value but this is the second house where we've put in a huge kitchen with flexible living/dining space and genuinely, everyone talks about our kitchens. It is a preference thing but I think that more people would love that really big space than there are houses available in that style.

It will be easier for someone moving in to put in doors into the L than it would for them to knock out a structural wall to make it open plan. Semi open plan might be the compromise.

lincroft1710

If I was buying a 4 bed I'd expect 2 recep, a 22' x 10' kit is a good size and could incorporate small eating area. I personally prefer sep kit, but appreciate that this isn't everybody's choice.

tucbiscuit

right thanks for the opinions, looks like it may not be worth the expense, cheers