Advice needed on changing downstairs layout

NixCT

Hi. Looking to modify our downstairs since the house isn't selling and it doesn't work in its current state. We've had a structural engineer out so load bearing walls have been identified. What would your suggestions be? I can't post links as a new user but you should be able to find us on rightmove - 3 bed end terrace in epsom OIEO 350k.

Things being considered :

Move kitchen into lounge and rejig dining room and current kitchen to make a utility room between bathroom and rest of downstairs

Knocking through dining room and kitchen to make a big kitchen diner

Adding an extension to square off the house and rejig all of downstairs.

Any thoughts or other suggestions? Any feedback on how tricky it is to change kitchen to front of house? Boiler is in the bathroom and no upstairs loo if that is useful info.

Thanks for any help.

EssexExile

https://www.rightmove.co.uk/property-for-sale/property-66165406.html

smallblueplanet

Try posting/looking here there's similar requests...

https://forums.moneysavingexpert.com/forumdisplay.php?f=16

Doozergirl

Would you see your money if you extended over the existing extension and got a bathroom upstairs?

I can see why the whole layout doesn't work, but for me downstairs should be a simple case of reopening the hallway so that the lounge isn't a thoroughfare and then knocking the kitchen and dining room together. I'd also block the double doors as it limits the amount of furniture one can get in the lounge.

It's already awkward to have three beds upstairs and a bathroom downstairs, so I certaibly wouldn't want to walk through a utility to get to the bathroom as well.

If three beds and a downstairs bathroom is common on the street, then I'd look to get a toilet or shower room upstairs.

I wouldn't extend downstairs any further without getting a bathroom upstairs as it is already bottom heavy. You won't see a return on the investment, imo.

Newuser1987

Have you considered costs to do this. If you are planning to sell I cant imagine you will recoup what you spend.

I actually live a stones throw from Stones Road (and an architect) but I have seen a number of properties struggle to sell in the area. There are a couple on Middle Lane that keep popping up which were first listed last year. So I think its more the market.

Sure adding an extension will make it more appealing but it could cost you £30k+ to do the works.
Have you checked the heights in the loft. I actually think it would be more beneficial to add a bedroom up there and put in a bathroom on the first floor. If you decided to do anything.

Its worth factoring in the time to do this also. Even though it may not need planning permission if under PD you will need the relevant certificates from the council. So I would allow at least 3-4 months before you can even start on site.