3 bed house - 3rd bedroom attached to another.

HouseBuyer77

Has it been extended at all to give extra space for the third bedroom? If not it's the same internal area as all of the other houses in the street but with an awkward internal layout. Even if you decided the third bedroom had utility getting a new internal wall, extra light, power sockets and doing the decoration required to turn 1 bedroom into 2 isn't that expensive hence I wouldn't offer much, if anything, above what the 2-beds on the same street are going for.

You might even consider offering less due to having to pay out to turn it back into a far less awkward 2-bed....

gigi7

HouseBuyer77 wrote: »

Has it been extended at all to give extra space for the third bedroom? If not it's the same internal area as all of the other houses in the street but with an awkward internal layout. Even if you decided the third bedroom had utility getting a new internal wall, extra light, power sockets and doing the decoration required to turn 1 bedroom into 2 isn't that expensive hence I wouldn't offer much, if anything, above what the 2-beds on the same street are going for.

You might even consider offering less due to having to pay out to turn it back into a far less awkward 2-bed....

It is an extension, sorry I thought I'd written that earlier, but the street is a mix of 2 and 3 beds The two beds have sold for at least 10k less previously so if I do offer it will be no more than that range.

arbrighton

Our 3rd bedroom ( a bit bigger- room for two single beds) came directly off the master, in a first floor extension- obviously set up with their grandkids in mind.

The master bedroom was pretty large so we put up a stud wall to make a corridor

gigi7

arbrighton wrote: »

Our 3rd bedroom ( a bit bigger- room for two single beds) came directly off the master, in a first floor extension- obviously set up with their grandkids in mind.

The master bedroom was pretty large so we put up a stud wall to make a corridor

Its a good idea, but this one I think would be difficult to do.. the third room is located directly opposite the door to the second bedroom so i think the corridor would have to lead through the door, walling off the 2nd room then needing a new door to provide access. Its a little hard to explain without the floor plan but I think I'll go for broke and offer on a 2 bed basis. They can only say no!

ScorpiondeRooftrouser

There's no such thing as "offer on a 2 bed basis", you offer what you think you can get away with. The house will obviously be worth more than if the third room wasn't there at all, but less than if it was independently accessible. The estate agent knows this, you know this, and the vendor knows this.

melstar11

It does offer more space than a standard two bed house though. You have to factor that in. A house which has been extended without being properly thought through is going to be harder to sell.

moneyistooshorttomention

I'd just offer based on what the position actually is - ie for a price appropriate to a 2 bedroom house with the main bedroom having space to put in an ensuite bathroom or dressing room in the "cubbyhole" room off the main bedroom.

It's definitely not a 3-bedder.

So - the price is somewhere on the scale in between a 2-bedder and a 3-bedder. If the difference between a 2-bedder and a 3-bedder is, say, £10,000 then I would reckon on offering around a 2-bedder price plus £3k-£4k extra.

As a single person - I could buy a house like that without loss of facility - as I would turn the cubbyhole room into a study. The second bedroom would be able to be kept as a guest bedroom. In a standard 2-bedder then I have to put my study in the 2nd bedroom and do without a guest bedroom.

But most households would be inconvenienced by it not being a genuine 3-bedder. So I would buy the house - but base my offer on what it would be worth to most households (based on what I would get for it when I came to sell it on).

AnotherJoe

I would offer on it as if it was a two bed because of the potential loss if you buy as a three bed and sell as a two, since many will regard it as a two bed. i certainly do, IMO it's laughable to describe that space as a bedroom.
It might work for you as a single person but it won't work for many families looking for a real three bed.

FBaby

Surely it could be used as an office, which is often referred as a 'bedroom'. In the end, whatever you use if for, it is an extra room, large enough, with a window to be more than just a walk in closet, so can't see how you could justify that it isn't worth more than a common 2 bedroom.

AnotherJoe

FBaby wrote: »

Surely it could be used as an office, which is often referred as a 'bedroom'. In the end, whatever you use if for, it is an extra room, large enough, with a window to be more than just a walk in closet, so can't see how you could justify that it isn't worth more than a common 2 bedroom.

The OP could offer on it as a good two bedroom, better than the average, nice walk in wardrobe or dressing area for example. But the clue is in the word "bed". Put a bed in that "room" and pretty much nothing else would go in if, you'd be struggling to put in a chest of drawers or anything similar.

It might work for the OP but his pool of buyers will be greatly diminished when he comes to sell so if he buys on the basis of it being a three bed he'll have issues when he sells it.