To sell flat which is better, lounge/diner or kitchen breakfast room?

southerly

I have a one bedroom flat which needs lots of work before I can sell it, and would like some opinions on layout. At the moment the bathroom has to be reached by walking through the kitchen. The lounge just has room at one end for a small dining table. A builder has said if I have a wall moved he can fit in a small ensuite (with a shower only, so I would lose the bath), and the old bathroom could be used to expand the kitchen into a kitchen/breakfast room. I do not have detailed quotes yet but this would obviously add to the cost, does anyone think this layout would have much advantage? I am hesitant as I am not sure if people really like eating in the kitchen? Also the ensuite would only be accessible via the bedroom, not ideal for visitors or during the daytime. (If the wall was moved the space gained would be lost from the hallway, which is very wide).

poppysarah

southerly wrote: »

I have a one bedroom flat which needs lots of work before I can sell it,

Does it? Or do you think you can make more money by doing it up?

Owain_Moneysaver

I would NOT want guests traipsing through my bedroom to use the loo, and in a 1 bed flat I'm not sure that a breakfast kitchen would add much value; it's usually more popular with families. Also losing the bath is going to put off some buyers a bit.

If you could add space to the living room, or bedroom, that would be the winner. Any chance you could put up a sketch of the floor plan somewhere and link to it?

Chinkle

Given its a one-bedroomed flat I don't think having the only bathroom as an en-suite is an issue, however losing a bath may put people off. Lots of people love their baths. A kitchen/diner is quite nice, good for casual, informal eating. I'm just not sure the cost of these changes will be recouped in an increased selling price. At the end of the day, it will still only appeal to a single person or possibly a couple.

Get an EA in to give you a valuation and advice as to whether its worth making layout changes, just doing it up or even selling on as is as a "doer-upper".

southerly

I suppose it could be sold as it is, but is in such a state that it is not habitable as it is, I would prefer to get the work done first.
I have to admit the bathroom is a bit cramped, with a very narrow route past the bath to the loo & sink.
I don't have a floor plan, I probably should do!
Thanks to all for the input.

Person_one

Chinkle wrote: »

Given its a one-bedroomed flat I don't think having the only bathroom as an en-suite is an issue, however losing a bath may put people off. Lots of people love their baths. A kitchen/diner is quite nice, good for casual, informal eating. I'm just not sure the cost of these changes will be recouped in an increased selling price. At the end of the day, it will still only appeal to a single person or possibly a couple.

Get an EA in to give you a valuation and advice as to whether its worth making layout changes, just doing it up or even selling on as is as a "doer-upper".

Speaking as one currently buying a one bed flat, I didn't even consider viewing anything that didn't have a bath or a bathroom big enough for one.

I also value a sensible layout so a bathroom you can only access through the bedroom would have been an instant no from me too.

I think you'd be better off leaving it as it is. In a small one bed, space for a dining area is nice but a bonus and certainly not expected as standard. If there's room for a little compact table and 2 or possibly 4 chairs, even if its tucked away most of the time, is usual and fine.

poppysarah

southerly wrote: »

I suppose it could be sold as it is, but is in such a state that it is not habitable as it is,

You'd be surprised.

Speak to some EAs before you do a thing.
Listen carefully to them.
Ask if it was done up what value would be...

Then quote for all work etc and see if the figures stack up.

moomaa

Is it possible to do the ensuite and have a door from there to the hall as well as access from the bedroom (jack n jill bathroom)? My friend had that layout and it worked well. I would not like to go to the bathroom through the kitchen and I would like a proper place to eat.

hazyjo

I definitely wouldn't buy a flat where the bathroom could only be accessed via the bedroom.

I would consider a flat where a small bathroom was off a kitchen (have owned one).

I wouldn't buy a flat without a bath (like baths and showers).

Do you currently have a shower over the bath? If not, that would help sell the flat. That's all I'd change. If you have one, great. If it's looking worse for wear, consider just changing the showerhead.

Keep it simple. Don't spend a fortune. Just neutral decor and no huge furniture. A small space for a table is absolutely fine, and an added bonus for most people! Lots of space saving solutions out there now. Or just get a small 4 seater. And things you can see under or through all help - such as perspex furniture, or things with legs rather than something solid and to the floor (eg bed, coffee table, sofas, kitchen units, etc).

Jx