Open Living Room & Bedroom Balcony

SimbaSimon

Hi,

I wondered if I could get some thoughts. I purchased my house back in 2006, it's a 2 bed but fairly open plan, very similar to below except the wood balcony has been swapped to a glass panel. Kitchen and entrance way are at the front, then open living area is the rest with stairs to the upstairs. One bedroom is above the garage, the other is above the kitchen and living room with a balcony to the living room.

Personally I loved this style when I saw it, mainly because it was only me living there, living room gets a nice high ceiling and it lets in lots of light. Now with a gf who mentions the children word every now and again I wonder what my best options are for the future and how it'd sell as I'd imagine some people wouldn't appreciate it in the same way I did.

I'm considering:

1) Change the open bedroom to a solid wall, I've seen this done on some others in the street and quite like the result, makes the open room more usable as an individual bedroom. Should we need more space we can potentially extend to the rear of the house or convert the garage. Stay in the house.

2) Change the open bedroom to a solid wall, sell up and sell it as a proper 2 bed house. Potentially more sell-able.

3) Don't change the room, sell it as is and hope it sells (the area is quite popular). Buy somewhere bigger for the future.

Thoughts?

Not my house but another one on the street, only difference is we have proper stairs and clear glass panelling instead of the original wood going across the balcony.....

AndyTails

Option 1 (Build a proper wall and stay in the house) - If this meets your needs/wants, then why not? It'd save on the stress and cost of moving house. Yes building works can be stressful, but putting a stud wall in, plastering and painting is nowhere near as stressful as moving.

Option 2 (build a proper wall and sell) vs Option 3 (sell as is) - Talk to a local estate agent or 3. Chances are they'll tell you "the house will sell fine as it is, list with us now!" irrespective of what your house is like, as they reckon it's their best chance of getting your custom. But... you might find one that'll actually take the time to give a sensible answer. They should know what sells and what doesn't in the area, and if the open wall is common in your estate (sounds like it is) they'll know if it creates problems when selling. Ask them specific questions: "What do you think the sale price would be, open vs solid?" and "How long do you think the property would take to sell, open vs solid?"

AdrianC

"Building a wall" really isn't that onerous. Bit of 4x2 CLS to make some studwork, sheet of plasterboard each side, skim, paint. Job jobbed.

You could even put a window in it.

Doozergirl

I think it's charming and I'd love it if I were single too, but making it attractive to the widest market of buyers would be with a wall, without doubt.

I'd find it hard to do though

It looks like a fun house. I'd keep it.

davidmcn

These spaces are normally left as open mezzanine levels of the main room in order to comply with building regulations i.e. because they don't otherwise have a window (is that the case for this one?). If you wanted to block up the balcony side then you'd probably have to create a window on another wall (if that's possible) or install mechanical ventilation. How have other houses done it?

SimbaSimon

AndyTails wrote: »

Option 1 (Build a proper wall and stay in the house) - If this meets your needs/wants, then why not? It'd save on the stress and cost of moving house. Yes building works can be stressful, but putting a stud wall in, plastering and painting is nowhere near as stressful as moving.

Option 2 (build a proper wall and sell) vs Option 3 (sell as is) - Talk to a local estate agent or 3. Chances are they'll tell you "the house will sell fine as it is, list with us now!" irrespective of what your house is like, as they reckon it's their best chance of getting your custom. But... you might find one that'll actually take the time to give a sensible answer. They should know what sells and what doesn't in the area, and if the open wall is common in your estate (sounds like it is) they'll know if it creates problems when selling. Ask them specific questions: "What do you think the sale price would be, open vs solid?" and "How long do you think the property would take to sell, open vs solid?"

I do like option 1, although other half thinks space is limited overall, but honestly I think we could eventually extend/convert and still save tens of thousands on moving to a 3 bed. They are fairly common on the street I live at least so it's not a one off. I did think of the estate agent, but wanted some honest opinion before I went that way, but I'll keep the direct questions in mind ready for when if/when we reach that stage.

AdrianC wrote: »

"Building a wall" really isn't that onerous. Bit of 4x2 CLS to make some studwork, sheet of plasterboard each side, skim, paint. Job jobbed.

You could even put a window in it.

Yeah, my dad is great with these kind of things too and now recently retired it could be a nice odd job for him (compensated for his time of course).

Doozergirl wrote: »

I think it's charming and I'd love it if I were single too, but making it attractive to the widest market of buyers would be with a wall, without doubt.

I'd find it hard to do though

It looks like a fun house. I'd keep it.

Thank you! People do generally like it when they see it and it is a bit different to typical styles, but I guess liking something and buying it is two different things. I literally fell in love when I saw it the first time because it's unique and I do find the thought of covering it difficult but necessary should it become a small family home

davidmcn wrote: »

These spaces are normally left as open mezzanine levels of the main room in order to comply with building regulations i.e. because they don't otherwise have a window (is that the case for this one?). If you wanted to block up the balcony side then you'd probably have to create a window on another wall (if that's possible) or install mechanical ventilation. How have other houses done it?

Don't think that's the case here, the bedroom has a full size window on the opposite side of the balcony to the outside which opens pretty wide if you needed to get out in a fire. From what I've seen others have simple filled in the gap to create a new wall, leaving it like a standard double bedroom with a window, and a living room with a high ceiling on the others.

Thank you for the comments.

SimbaSimon

Well nearly 7 months later I can update this post. Had two valuations, both came back at £160k although the better of the two agents (local independent agent) suggested putting it on at 165. This was in line with other two beds in the area so the wall made little difference likely due to the area being very popular. We put the house online Friday evening at the end of May, had 2 viewers the next day, and another 3 scheduled for the Monday. Ended up with an full offer for £165k which I accepted. The contracts have now been exchanged and completion is on Wednesday Happy days.

We bought a 3 bed 3 floor semi detached townhouse - living area and kitchen all on bottom floor like a normal house, master bedroom on top floor and two double sized rooms on the middle which gains us lots of living space and additional bedrooms for the future. I'll really miss the house because it was so open, quirky and I spent nearly half my live there, but also very excited for the next one.

hazyjo

SimbaK2K wrote: »

I'll really miss the house because it was so open, quirky and I spent nearly half my live there, but also very excited for the next one.

Brought tears to my eyes (I'm a soft touch really LOL) as it's so lovely to look back on properties with such fondness. I once started a thread re my first flat that I found up for sale. A couple on here said I should go view it, but I just couldn't cos I'd prob have been in tears in front of the EA or vendor LOL.


**Have dug the old thread out lol https://forums.moneysavingexpert.com/discussion/3179958/property-bee-volunteer-please-def-not-urgent


It's sold since too (2015) but I can't find the details. Did see them at the time.


Am sure you'll still feel the same about yours in years to come too

ethank

Congratulations!!