A Downstairs Third Bedroom

starsky27

Thanks for all the replies , much appreciated.

BobQ,
I hadn't even thought of that and a very important point.

If it wasn't for these forums I'd be clueless . Since coming on here I've managed to claim back £6000 PPI, clear my debts, sort out my partners credit file and now I'm getting invaluable into for my next house purchase. I wish I'd come on here when we were FTB. I was even more clueless then:)

Thanks,
Mark

fluffymuffy

BobQ wrote: »

I think the answer depends on how well the conversion has been done and whether it complies with building regulations.

The quickest way to spot if a garage conversion (converted in the last 15 or so years) is not carried out under the Building Regulations is to look for a window vent.

People rarely put these in replacement windows, even though passive ventilation is a requirement in new builds, extensions & garage conversions.

Davesnave

If it's been converted from a garage, and it's kosher, it would surely be larger than the third bedroom on a typical 3 bed house.

There are many people who's appreciate the downstairs space too, not just those with disabilities. Teenagers like their own space, and so do retirees with hobbies, or with friends who come to stay.
Might be easy to add an en suite shower room?

As to worth and resale, there's a lot more to that than just a downstairs bedroom!

LondonDreamer

It might help to see a floor plan to better visualise, but is it a proper downstairs bedroom (e.g. with ensuite, wardrobes, etc) or is it more like an extra reception room that the owners have put a bed in? If it's the latter, I would offer based on it being a reception room.

Actually, I would probably be cheeky and offer that either way as a downstairs third bedroom will put them in a niche market. I can't see larger families wanting the separation from the third bedroom, unless it's parents of teens that want to shove them somewhere else.

JimmyTheWig

I'd say price it as a two bed with an extra reception room.

Waterlily24

I don't see it as a problem, our master bedroom with en suite is downstairs and works for us. We are now on our own so the bedrooms upstairs only get used when we have visitors.

phoebe1989seb

Following on from my previous post, our current house also had annexe facilities - albeit rather decrepit ones, lol - when we bought it. We initially thought to pull down all the internal walls in this 1980s addition to make a super-sized extra reception space. Two years down the line we've come to the conclusion that whilst a 28' x 11' sitting room would be great - if a bit narrow - it would be more appealing if we ever sold to keep our options open by offering flexibility in this area.

As a result, whilst we've taken out the old bathroom & removed three walls, we're going to install a shower room where the kitchen used to be - ripped out years ago - and this can then either be used as an en-suite to a very nice bedroom with French doors opening onto the garden or merely a useful extra loo (with shower etc) adjacent to a more manageable reception (20' x 11').........

As a bedroom, this could be ideal for a grandparent, teenager or even a master bedroom with a view

We would market the house as having 4/5 bedrooms.

Btw, well done on the PPI reclaim starsky27 :T

Strapped

If it's a garage conversion, is there still room to add a garage back (to the side or back or wherever)? If not, then it comes down to value of bedroom vs garage.

A downstairs bedroom can be valuable (we have one + downstairs loo / shower which is useful for visiting relatives who are elderly or disabled) but it probably narrows the resale market.

I'd say that generally an unconventional layout devalues a house. For example, if a buyer has two young children, they may not like the idea of 1 of them sleeping downstairs away from them. However, if the downstairs bedroom is large (room for an ensuite?) so it can be the master bedroom, then this is better. (Having said that, our son has issues that make it likely that he will continue to live with us longer than "usual" so a downstairs bedroom and bathroom for him which is reasonably separate will eventually be a blessing :rotfl: So it does all depend on a buyer's needs).

At the end of the day, offer what you think the house is worth, to your family.

starsky27

Hi all,
Thanks for all the excellent replies.
I'm afraid I missed the boat on that particular property as the market my way( south east London, Kent) has gone a bit crazy. Lack of properties on the market pushing up prices etc.
I will take on board all the advice from thread if I'm interested in a similar property again.

Thanks,
Mark