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

getmore4less

For the downstairs bedroom market you need the bathroom(aim for access style). also handy for families garden etc.

Multi purpose bed/study/kids/downstairs bath probably opens up the market.

I would look at ways to make the patio wow, maybe covered so obvious extended use indoor/outdoor space through the patio doors.

3 doors into a kitchen kills space.

With your second I would probably compromise on the room space(not clear how big it is) or knock through to the 1st proposal bathroom and put a bathroom/utility combo consider open plan the corner from the kitchen to the diner area to get rid of one door,

market the front room as kids/study/bed.

getmore4less

Did you have two access doors at the front or are/have you just moved it and adjusted the stairs?

Not clear what else has been changed in the layout if anything

BelleNI

Family markets love bathrooms. If you take a look at any large new build you will be surprised how common it is to get two en suites and a downstairs toilet.

ellie27

I wouldnt buy a house without a downstairs bathroom. Unless it was only a 1 bed terrace or something!

How many bedrooms have you upstairs?
How many bathrooms/ensuites?

I dont like the idea of having to go through that 4th bedroom to get into the extension.

The open plan idea would work best for me.

76zedfour

Covering the patio over would really inhibit light to the kitchen area so I would be loathe to do that.
I have two doors at the front (legacy of integral converted coal shed) and propose to brick up to window in the one leading into kitchen area. The main front door is into the hall and as originally built.

Is this an improvement on option 2 for most folks? It would leave the downstairs bedroom as 3.6mx3.1m at widest points

ellie27

Confused? Where does the front door of the house lead into? Not the kitchen is it?

76zedfour

Front door leads into a narrow hallway with stairs to the right and then door straight ahead(always open) into the kitchen. Maybe I am over critical but it's a very poor first impression on walking into the house as the hallway is so small but I have yet to be in a similar house who have improved on this layout. If it wasn't bucketing with rain I would take a picture from driveway through open front door through into kitchen to show.

getmore4less

hall next to the stairs

might be an idea to show the kitcken unit layout to get a better feeling for the space.

I think I might have gone for a second set of doors onto the garden from either the kitchen or living room.

I would push the new layout back into where No1 bathroom was and have shower in there plenty wide enough for the toilet not looking at the door
Perhaps knocking through more external load bearing is not cheap.

ellie27

76zedfour wrote: »

Front door leads into a narrow hallway with stairs to the right and then door straight ahead(always open) into the kitchen. Maybe I am over critical but it's a very poor first impression on walking into the house as the hallway is so small but I have yet to be in a similar house who have improved on this layout. If it wasn't bucketing with rain I would take a picture from driveway through open front door through into kitchen to show.

Ah I see! I would move the kitchen and make it a big open plan kitchen diner at the back. That would be a wow room. And the hallway could be lengthened then into the old kitchen with a toilet at the end of the hall.. And on the current kitchen area on the right could be a 4th bedroom/study room.

76zedfour

Internal depth measurement for en suite in option 1 was 1.2m. Creating an opening through the external wall at that corner is doable but awkward. I would think a long narrow bathroom would feel a little awkward too accessed from the end rather than the middle but I see your point in that it creates a 2 bathroom house.

The garden falls away quite steeply from the extension. 18 courses from footings to damp course!!! Patio doors to the rear would have had to open onto a very raised deck which would look silly whereas they open to the side to a patio with steps down to garden.