Which will add more value?

tristinh

Hiya,

I was just wondering what would add more value to a 3 bed detached house we are looking at extending?

Option 1:
4 beds
Master with ensuite and dressing room
Family bathroom

Or

Option 2:
4 beds
Master and bedroom 2 with ensuite
Family bathroom

Or

Option 3:
4 beds
No ensuite
Small study (upstairs – prob too small for single bed – may fit cot?)
Family bathroom

Any opinions?

Thanks :money::)

elona

I would go for option 2.

Not option three as a room that can't fit a single bed can't be listed as a bedroom.

ormus

option two for me also.

or make it a 5 bed house?

Doozergirl

With the question being 'what adds more value?' then the answer is not Option 3.

Options 1 and 2 I can't see being worth any more or less than each other but four bedroom houses with ensuite is de-rigeur in my part of the world. I know people that won't even look at a house without an ensuite. Option 1 would be cheaper to produce than two en-suites, so therefore Option 1 would give you the better return.

I prefer a dressing room and a lovely clutter free bedroom of my own than one of my kids having an ensuite to fight over and me having yet another toilet and shower to clean! That's what we have in our house - bedroom 4 could potentially be ensuite but i have a mega wardrobe instead.

tristinh

I was edging towards option 2 but option 1 would be ultimate luxury - and I guess when it comes to selling it is 'mum and dad' with the final say! Interesting!

Thanks guys!

Hintza

Who is going to benefit from the second ensuite? Possible recipe for family arguments. Unless of course the MIL or similar lives with you.

From a living point of view option 1 for me. The rest can all muck in in the family bathroom.

But I would make the final decision based on how I would want to live and not how the next buyer might want to live.

MX5huggy

As my plumber says the more places you can !!!!!! the more its worth.

But Option 1 for me. But put the plumbing in so that it could be an Ensuite if wanted.

Annisele

MX5huggy wrote: »

As my plumber says the more places you can !!!!!! the more its worth.

I really wish builders wouldn't take that to heart!

I saw a church conversion recently that had two bedrooms and three bathrooms (two were ensuites). None of the bathrooms were big enough for ordinary length baths, so they had little stunted things instead. No idea why they didn't admit defeat and stick shower cubicles in there instead, but they didn't.

The bedrooms were only just larger than a double bed, so you could have a bed and two bedside cabinets but nothing else.

Admittedly I was looking for somewhere to rent, not buy - but if it had had two fewer bathrooms and split that space between the bedrooms and one remaining bathroom, I'd have offered the LL full asking price. I'm sure that some buyers would have been similarly puzzled by the layout.

StuHolmes

Option 1 for me. We just moved out of a 4 bed with 2 ensuites, bed2 with ensuite was supposedly a guest room and the kids had bed3 and bed4. Hardly ever had guests stay and bed2 became a playroom. Even though the 2nd ensuite was not used, you still have to clean it regularly.

murphydog999

Option 1, but is there a downstairs loo?

scottishgal_2

I would pick option 1