Bedroom rehash - 4 beds from 3?

foolishboy

Looking at a new house, has 3 beds but we need 4 ... and an en-suite would be nice. Any bright ideas?

https://dl.dropbox.com/u/2112010/floorplan.pdf

Thanks!
FB

MX5huggy

Need some rough dimensions really at least. I suspect the doors are drawn smaller then they are.

jc808

can you do a garage conversion?

jungle_jane

Or dining room?

Jaynne

Dining room is the obvious one in that its no cost to do that. The garage is the other since I'm guessing that this already has the attic converted since eaves storage is mentioned upstairs. With the cost of converting the garage though you might be as well looking at 4 beds though.

foolishboy

Sorry, should have been clearer. Only showed ground floor plan to illustrate position of chimney breasts / general layout. Dining room / garage are off limits for conversion.

Dimensions...
Bathroom: 2.74x2m
Bed 1: 5.7x4m
Bed 2: 5.7x4m
Bed 3: 3x2.7m

...you're totally right, plan scale looks way off. My first instinct was to remove the wall between 1&2 and make that centre section into a bedroom. Would lose the chimney though (expensive and we'd like to use it downstairs) plus no window.

Bathroom can move too if required, don't be shy :-)

Cheers!
FB

foolishboy

Front view of property, might help eaves layout etc..
https://dl.dropbox.com/u/2112010/front_view.pdf

..the 4th bed (for us at least) will be an office, there looks to be a fairly decent amount of roof space left so perhaps there's an option for going up there as long as getting a staircase in doesn't ruin everything.

Cheers!
FB

foolishboy

Jaynne wrote: »

Dining room is the obvious one in that its no cost to do that. The garage is the other since I'm guessing that this already has the attic converted since eaves storage is mentioned upstairs. With the cost of converting the garage though you might be as well looking at 4 beds though.

..4 beds in this area, add at least £75k for equivalent gardens, plot etc.. Crazy but true.

FB

Jaynne

If you haven't bought this house yet I'm not sure why you're looking to do this - surely the cost of completely removing walls and bathrooms would be similar to just buying a bigger house. What you are proposing sounds like it would reduce the value of your newly purchased house.

Might it be possible to add a second story to the garage? Extend sideways/backwards? Those bedrooms are a nice size already but would just become totaly pokey if you made two into three.

Jaynne

If its just an office I'd look to your garden - can you not extend or just partially block some of it off? The house looks fab and I think you'd be ruining it by trying to squeeze an extra room in the existing layout.

foolishboy

Jaynne wrote: »

If you haven't bought this house yet I'm not sure why you're looking to do this - surely the cost of completely removing walls and bathrooms would be similar to just buying a bigger house. What you are proposing sounds like it would reduce the value of your newly purchased house.

Might it be possible to add a second story to the garage? Extend sideways/backwards? Those bedrooms are a nice size already but would just become totaly pokey if you made two into three.

The house needs renovation .. major works are required already so I'm not shy of mucking about with layouts etc.. if the return is there. It's up for £430kish, has massive front and rear gardens and is in a great area. EA has said that properly renovated and with a 4th bed (even though they'll be smaller, I get that) it's value is in the region of £600k .. without 4 beds it's limited to nearer £500k.

As I said already comparable 4 beds (also with not massive bedrooms I might add) are £500k +

2nd storey on garage would mean rebuilding garage, side/rear extensions get into silly cash with diminished returns down the line and would require 6 figure budget which we do not have :-/

Thanks for responding though, perhaps I am asking for the moon on a stick and shouldn't be listening to EAs :-)

FB