What's best internal layout for rear ground floor extension to maximise sale price?

76zedfour

I have built the exterior ground floor shell of an extension on the back of my house in the shires and now have reservations about continuing the internal sub dividing as originally planned. The extension is not for me but merely to make the property more marketable and ultimately profitable so I welcome any ideas which appeal to a buying market. Its not two storey as planning dept was picky and the layout upstairs does not lend itself well to a second floor extension hence my desire to get a 4th bedroom downstairs.

Here is my original plan with the extension in grey



and here are my new thoughts



and some pics








I think the first one is more practical but the second one creates a room with wow factor. It would be huge with 3 large expanses of glass overlooking the lawn and patio. The second one is obviously cheaper and easier to do from my point of view too. I am handy with a hammer as you can see from the extension but dumb as a mule when it comes to lifestyle living or interior fitting. Is a downstairs bathroom a big plus for instance? Any advice gladly received regarding which option will realise the most capital when selling or indeed any other ideas.

I think what I am asking really is this - Is a wow room a must have to get a sale at best price

eddddy

Or maybe you could get the best of both worlds...

Like in this new build apartment which has a folding partition wall between the living area and bedroom 3. So you get a nice big living area, or when guests stay you create an extra bedroom with en-suite.

(But... just to warn you... it looks like the asking price for this apartment has dropped from £1.25m to £860,000. So if you do put in a folding partition wall, don't go expecting the full £1.25m for your place!)




In case you're interested:

Here's the new price: http://www.rightmove.co.uk/new-homes-for-sale/property-53110712.html

And here's the old price: http://webcache.googleusercontent.com/search?q=cache:KhKRLTqu234J:www.rightmove.co.uk/new-homes-for-sale/property-50648315.html+&cd=17&hl=en&ct=clnk&gl=uk

DRP

76zedfour wrote: »

The extension is not for me but merely to make the property more marketable and ultimately profitable

this statement is confusing me a bit.

Do you think you can make more profit from the sale by building an extension?

What research have you done to support this?


With regards to your question, I don't think adding a bedroom downstairs will add that much value (compared to adding an extra bedroom or two in the loft) - so that would have been my priority.

Given you've already built the extension, I would now go for the layout with a wow factor of a large open plan living space.

Doozergirl

I'm not convinced that there is a market for a 4th bedroom downstairs.

The first layout works better if younare going to market it as a bedroom.

The second I can see more as a living space, and more preferable.

Price is really based on size, not layout. Layout creates your market.

Know your market, then design layout accordingly. As far as I know, wanting your 4th bedroom downstairs is not a huge market.

Thrugelmir

How large is the kitchen diner?

PasturesNew

I like the idea of GF bedrooms.... great for shoving lodgers/guests and still feeling upstairs is "your space", or for those with a dream of working from home where clients might come round and you don't want them traipsing round your upstairs.

Also, a bedroom is also "just a room", it's not like a kitchen that contains specific items. Any ground floor bedroom could be seen, equally, as another living room to some. Or the best room, or the Xmas room.

I couldn't see the plans, the images were the size of postage stamps on my screen.

76zedfour

Thanks for your various thoughts - Just to fill out some info. I have drawn the plans, dug the footings and built the extension myself. I have undertaken much landscaping and fencing and have resued the french doors and bought the skylight from a neighbours pulled down extension. I am running a tight budget so I do believe my cash investment to date of £14k has potential to triple if done correctly hence my interior dilemma. My attic does not have sufficient headroom to extend into and I live in a conservation area with tightened planning rules. The house is located in a popular commuter town within the catchment for an excellent school with a shortage of 4bed houses under £600k. The jump in price between 3 and 4bed is staggering. The kitchen diner is an L shape of 4.5mx5m

oystercatcher

The first layout would suit our needs perfectly. The second not at all.

We may be unusual though, approaching older age and becoming disabled we would love a bungalow or failing that house with a downstairs bedroom and bathroom but also need space for family. The house with downstairs bedroom seems a cheaper option than a larger bungalow.

Since having a family I wouldn't have considered a property that didn't have a downstairs toilet as well as upstairs bathroom. So if you go for a variation on the second option see if you can fit a cloakroom in somewhere.

kinger101

PasturesNew wrote: »

I like the idea of GF bedrooms.... great for shoving lodgers/guests and still feeling upstairs is "your space", or for those with a dream of working from home where clients might come round and you don't want them traipsing round your upstairs.

Hmmmm, what sort of "working from home" are you referring to?

Sausage11

Maybe I'm not understanding your layout but option 2 seems not to have any downstairs bathroom. This would mean that guests would have to go upstairs to use the bathroom - not ideal. I would definitely want a downstairs bathroom / cloakroom in either layout - and not one that is only accessible as an en suite.

76zedfour

Yes, option 2 does not have a downstairs bathroom. It would take me 3 weeks and maybe 3 grand to add a downstairs bathroom and compromise the size of the living area so if it doesnt increase value by upwards of £5k then not justifiable. However if the general concensus is a downstairs bathroom is a must have in order to sell then I may have to reconsider.