Would house I’m buying lose value if convert downstairs bedroom to utility

DancingQueen93

We are in the process of buying a 1930s detached house with a rear extension. We want to convert what is currently a downstairs office/bedroom into a utility with toilet and shower. In brief - will this reduce the value of house and are there any stumbling blocks we might encounter? 

Background info on house: 1930s detached house. Downstairs: living room, kitchen/diner, family room and office/4th bedroom. Upstairs: 2 good size bedrooms, box bedroom and family bathroom. It has a rear single storey extension that at first appears to be one whole extension entire width of house, but built at different times - Half seems to be much older (pre-2005 but unsure when built)- this used to be breakfast room (with washing machine) attached to kitchen when kitchen was long galley-style (there was also separate dining room to side of kitchen only accessible from hallway). Current owner knocked wall down between kitchen and dining room so it is now open plan kitchen diner, but put up wall between what was kitchen and breakfast room when redesigning kitchen. Room that was breakfast room became “fourth bedroom/office” and had additional extension built on to its side (in 2005/2010 ; we received conflicting dates) that connects to dining room to make an open plan living space - this is the “family room” (essentially TV room with french doors accessing garden and open plan with kitchen/diner. Door on left wall of family room to access downstairs bedroom/office. No completion certificate (we are asking for retrospective regularisation certificate but doubtful they will agree to it). Another point for another post probably.

*Survey report said flat roof on extension needs re-doing as it is over 15 years old (ok) and heavy artex is applied to ceiling in downstairs bedroom/office. (Evidence of possible historical roof leak as artex looks bubbled in places). In new portion of extension there is no artex.

Currently it’s listed as a 4 bedroom (upstairs 2 good size rooms and one box room, then this downstairs bedroom/office extension). 

We want to convert downstairs bedroom into utility with toilet and ideally also shower cubicle. One toilet just isn’t enough for us (yay for IBS) and having a utility room has always been a dream.

Is this likely to reduce the value of the house as it would be going from “4 bed” to only “3 bed” but with additional toilet, shower and utility room?

As a washing machine was previously installed in this room and it backs onto the kitchen (plus outside wall has outdoor tap attached) we know water supply can reach it - but could there be drainage issues? 

An extractor fan would obviously need to be installed - how much of an issue are we looking at with the artex ceiling? As it is very heavy artex in there is it best to have a professional take it down (risk of it containing asbestos) and re-do the ceiling?

Converting downstairs room into utility; good or bad idea? Thank you

pinkshoes

If downstairs has both a living room and a family room, then essentially surely one of these would count as a bedroom??? Or at least it is one more room than a "normal" house would have.

So personally yes I would do the conversion as I'd much rather have a bathroom and utility than a random downstairs bedroom when you already have an additional downstairs room.

user1977

A floor plan would help us.

DancingQueen93

A floor plan would help us.

Sorry, new here, didn’t know I could upload images - will find one 👍🏼

user1977

DancingQueen93 said:

A floor plan would help us.

Sorry, new here, didn’t know I could upload images - will find one 👍🏼

Or just direct us to the listing, if it's got a plan.

DancingQueen93

First image is old floor plan, second with new “family room” extension added

Drawingaline

I would make the office into utility/bathroom, out up a wall between the dinning area and family room and make the family room into a snug/office/guest bedroom type room. 

One toilet for a four bed house? That would put me off more. 

Cakeguts

How would the price compare to a "real" 4 bed house where the bedrooms are all upstairs?   It is possible that they have priced this house in line with "real" 4 bed houses in which case when you turn it back into a 3 bed the price will drop but that is only because it is possible that you are overpaying for it now.

Section62

DancingQueen93 said:

First image is old floor plan, second with new “family room” extension added

The family area / dining area are corridor rooms, so no good as bedrooms.  The existing office/bedroom is the only space (other than the lounge) that could work as a ground floor bedroom.

I would restore the doorway from the hall to the kitchen area and partition that off from the dining room, using the ex-kitchen space for the shower/toilet/utility.  That would avoid the situation (when you are upstairs) of having to traipse all the way through the hallway/dining area/family area in order to access the second toilet/shower. Access from the hallway would also offer more privacy for toilet users than access from the family area (/open plan from the dining area).

I would then rearrange the dining area / family area as the kitchen/diner - leaving the office/bedroom as it currently is with the flexibility to use as a bedroom/office/family room as desired.

It would also be a waste to have the room with a window looking out onto the rear garden (presumably a nice view?) used for a purpose which requires privacy glass.

The drainage is likely to be close to the existing kitchen (but where is the upstairs bathroom?) - and as a detached property it is likely you would be able to extend the drainage system to serve any of the four external walls - although this would need to be confirmed.

getmore4less

Loving the tree in front of the football goal in the garden

Davesnave

getmore4less said:

Loving the tree in front of the football goal in the garden

A tree playing football is arguably more probable than some of the things people have been promised recently.