What's the best way for a new attic to increase the worth of a house.

padington

I've got a choice ...

1) Upgrade the attic with lighting and heat and nice wood floors and velux windows but have access with only a steep ladder to make it into nice space to chill occasionally.

Or

2) Add a staircase and dormer to turn the house into a three bed house from a two bed but lose a stair case of space out of the front bedroom.

And would you ...

3) Add a small bathroom as well because the only other bathroom is on the ground floor, so it's a long way down.

I know it depends on lots of factors and I should talk to local estate agents etc but if things were all equal what would you do to add value when reselling given the extra costs of doing so ?

Thrugelmir

Attic conversions are disportionately expensive.

chewmylegoff

Don't you live in an area where there are loads of pretty much identical terraced 2 beds? If so then presumably you can look at what stuff is listed for on rightmove and track it through to see what it actually sells for, thus comparing the difference between houses which have been converted in particular ways and those that haven't?

padington

chewmylegoff wrote: »

Don't you live in an area where there are loads of pretty much identical terraced 2 beds? If so then presumably you can look at what stuff is listed for on rightmove and track it through to see what it actually sells for, thus comparing the difference between houses which have been converted in particular ways and those that haven't?

Hmmm just checked an average 40k difference between 2 bed and 3 bed houses. No stats to tell the difference between 2 bedders with converted attics and 2 bedders without though.

It seems not much value can be added, I guess the main value is in yield from having a spare legal bedroom, so better to make it safe and legal if renting out but not bother so much if not.

michaels

I don't think an attic room is worth much at all whereas a proper room should at least pay for the cost of doing it in resale value. Is it not possible to put the stairs over the existing stairs? Given the downstairs bathroom I think having a bathroom on the top floor as well would be well worth it, especially as with a 3 bed house you really want a second bathroom anyway. Have any other houses the same done the loft as you should be able to see the plans and what fits on your local govt planning website.

padington

michaels wrote: »

I don't think an attic room is worth much at all whereas a proper room should at least pay for the cost of doing it in resale value. Is it not possible to put the stairs over the existing stairs? Given the downstairs bathroom I think having a bathroom on the top floor as well would be well worth it, especially as with a 3 bed house you really want a second bathroom anyway. Have any other houses the same done the loft as you should be able to see the plans and what fits on your local govt planning website.

Thanks, no the stairs are steep and right in the middle of the property between both rooms up and down. A proper third bedroom is appealing though, it would make the stair area more interesting as well.

I would feel a little guilty about butchering the best bedroom of an old Victorian house though ...

vivatifosi

Is it worth getting an architect to look at it for you? They may see a different place to put stairs that you aren't thinking of.

In terms of the value, I'd make a note of all of the house numbers where you can see dormer/veluxes etc in the roof (so they weren't originally built as attics) and check the price compared to their neighbours.

padington

vivatifosi wrote: »

Is it worth getting an architect to look at it for you? They may see a different place to put stairs that you aren't thinking of.

In terms of the value, I'd make a note of all of the house numbers where you can see dormer/veluxes etc in the roof (so they weren't originally built as attics) and check the price compared to their neighbours.

Maybe but I'm pretty sure for a stairway to be built some of the bedroom needs to make space. My neighbour added an art studio attic off his main bedroom instead because of this reason.

BobQ

It is worth asking a surveyor/architect what is possible and what it will add to your house price.

In general a room without proper stairs will not count as a bedroom as it will not comply with fire regulations. At best its an office or a playroom but you will get fed up with the ladder especially as you get older.

Not all lofts are suited to be converted to a bedroom (consider pitch of roof) and some will be more expensive than others. But a bedroom with a shower/WC is probably best if the main bathroom is on the ground floor. A staircase will be needed to make it a proper bedroom and it must have a minimum height. A dormer is much better.

The loss of space for stairs is a consideration if the remaining bedroom is not a viable size.

The impact on house price is so location dependent. In any given area there is a limit how much you will get for a house of a certain size and so if you already have a house that is close to that limit an expensive loft conversion may not be productive. Of course if you plan to live there for 10-15 years it may not matter.

BobQ

padington wrote: »

Thanks, no the stairs are steep and right in the middle of the property between both rooms up and down. A proper third bedroom is appealing though, it would make the stair area more interesting as well.

I would feel a little guilty about butchering the best bedroom of an old Victorian house though ...

The stairs can either come up into the loft at its highest point or come up in a dormer area. But that is why you need an architect (and to explain which walls are load bearing. The architect could have other ideas (stairs with a turn for example).

padington

BobQ wrote: »

It is worth asking a surveyor/architect what is possible and what it will add to your house price.

In general a room without proper stairs will not count as a bedroom as it will not comply with fire regulations. At best its an office or a playroom but you will get fed up with the ladder especially as you get older.

Not all lofts are suited to be converted to a bedroom (consider pitch of roof) and some will be more expensive than others. But a bedroom with a shower/WC is probably best if the main bathroom is on the ground floor. A staircase will be needed to make it a proper bedroom and it must have a minimum height. A dormer is much better.

The loss of space for stairs is a consideration if the remaining bedroom is not a viable size.

The impact on house price is so location dependent. In any given area there is a limit how much you will get for a house of a certain size and so if you already have a house that is close to that limit an expensive loft conversion may not be productive. Of course if you plan to live there for 10-15 years it may not matter.

Thanks, got to say the ladder concept sounds fun now though and with big top-opening velux windows it would be possible to get down to the flat roof at the back in an emergency and with an ensuite, ladder runs could be minimised and the cost would be much much less and the period integrity of the house would
be maintained ....

It would mean I wouldn't be able to rent it out to anyone else though but I think I'm OK with that and would make it a really funky two bedder.