Which sells better?

MrsDrink

Please note I'm not asking which would sell for more, because I realise that what our house is worth has a ceiling. But I'd want to appeal to a wider buying audience and make our house sellable.

Right when we bought our house we envisioned staying in it for a lot longer than we now planning on doing. We bought it 8 years ago, and now we'd like to move within the next 3 years - no - change that in 3 years time we'd like to begin looking at moving.

When we bought the house we felt that the small bathroom was too small for our needs (we're a childless couple, however, I love my baths) so we have built an extention on top of the then single story garage. The plan being to move the bathroom into the smallest of the now four bedrooms, and turn the current small bathroom into an ensuite to the main bedroom.

My question is which would sell better/be more appealing (all sizes are estimates by MrD,who's a carpet fitter so they won't be too far out):

a 4 bedroom house with a downstairs toilet, a small bathroom, and an ensuite on the second largest room*. (Bedrooms: 16ft6x12ft, 9ftx15ft, 10ftx11ft, 9ftx11ft, small bathroom: 6ftx8ft)

Or

a 3 bedroom house with a downstairs toilet, a large bathroom, an ensuite on the main bedroom, and an ensuite on the second largest room. (Bedrooms: 16ft6x12ft, 9ftx15ft, 10ftx11ft, large bathroom: 9ftx11ft).



* because of the size of the extension we cut the room into two, a bedroom and an ensuite with shower.


We're asking now because we haven't yet completed the main bedroom's ensuite/small bathroom (at the moment it's an empty room) and we're thinking about how to finish the house.
Thanks!

tyler80

Personally I think one en-suite is a waste of time especially at the expense of larger bedrooms nevermind two

Seanymph

I'd rather have the bedrooms - we needed a four bed house though.

Emmzi

4 bedroom (and I am single) - as long as the small bathroom has a bath people will cope - I hate houses just with shower rooms. But extra bed useful for study or people like me who entertain a lot!

Joysmum

This is what estate agents are for. I'd suggest finding a quiet time and going and chatting one up. Certainly in my area 3 beds are more desirable than 4 beds so the difference in value is very little. On the other hand the better 3 beds sell quickly and gave held their value and the less desirable 3 beds sit in the market for ages and their values have dropped like a stone.

Don't forget that your road will have a ceiling value on it which will also make your decision that much easier. Estate agents are keen to get business so should be happy to share their local knowledge. Ask a few.

princeofpounds

4 bed. An ensuite is great, but unless you are talking 5-6 bed+ you only need one to get the 'value' from it. Make sure both bathrooms have good showers and preferably a good bath in the main bathroom. Bathrooms don't need to be huge but should be well laid-out.

DVardysShadow

For me, this goes back to when Mrs Shadow and I were buying. There is just the 2 of us and we could easily afford anything we wanted. We asked for detached houses with 3 bedrooms max, 2 reception and ideally with a workshop and a utility room, [but no more than 1 bathroom - which runs counter to your 3 bed option]. We stated that downstairs space was much more important than upstairs space. What were we offered? The spotty Estate Agent just out of short trousers chump could only cope by turning this to a budget, he then rummaged in a filing cabinet ordered by price and said "You'll really love this one!", bringing out a 5 bedroom house with a through lounge-diner and an integral garage. Now, I tell you this to highlight your opportunity and the problem which goes with it.

The opportunity is that we found houses which suited us to be nearly as rare as hen's teeth. There is, I believe a distinct market for older couples without children, who like their space, but don't like big family oriented homes.

The problem is that you need to find an Agent who understands this, because the spotty just out of short trousers agent will view your house as something which did not quite make it to meeting the family oriented aspiration and may even fail to spot the opportunity to sell it to the older couple who like their space.

I think you need to value the house against both options and take into account the money you would need to spend for either. In terms of ease of sale, I suspect the 3 bedroom option with bathroom and ensuite may be easier. Don't forget to take into account the demographics of your street.

Doozergirl

The four bed will be worth more. They are all good sized bedrooms, so no compromising.

It's a no brainer.

It's always easier to be at the bottom end of one market than the top end of another - you'll be a very expensive three bed, but a nice sensibly priced four bed home with a wider market.

ItMightBeUsefulOneDay

Just to echo what others have said - a 4 bed means so many more options including a study / home office plus 3 bedrooms OR a guest room plus 3 bedrooms OR just 4 bedrooms for a large family. You're getting a larger target potential here.

En-suite is a luxury. Large bathroom is a luxury unless you're selling to another childless couple who love big bathrooms.

casper_g

It always annoys me when I view a house with a great big bathroom. One we saw had a bathroom so cavernous it could have easily been a double bedroom and a bathroom. I think it's a no-brainer which would have been worth more there.

Joysmum

There's nothing 'no brainer' about this at all as it will be dependant on the localised Market.

Also the op needs to bear in mind the costs involved in each option. No point in chasing for an increased selling price if the costs involved eat up that increased sale price of if the 4 beds sit on the Market for longer. It maybe preferable to go for the more saleable option rather than just thinking about sale value.

I don't see whats the problem in speaking to a few estate agents who will be able to offer advice based on the area the op is in rather than just going on generalised thoughts from people who don't know.

Just to further add to this. When I was looking for a couple of properties I did my homework as soon realised that I could get 3 beds for only 5 grand more than 2 beds. It doesnt always stack up that more is better. For the sake of 30mins chat with 3 estate agents I'd be finding out if the cost and inconvenience is worth enough to go ahead with and if they might be limiting their Market all be it that the money might be slightly better. I'd rather have a saleable property in this Market and with my situation than one worth more but not so saleable.