Will a new downstairs bedroom add value to a 3-bed semi?

lynnexxxo

Doozergirl wrote: »

OK. Looking at your plans the room off the utility really does not work for me. Without a doubt it is going to feel like the old garage. Not sure you've got full value from the architec. Fair enough people generally consider what they want and then plonk it in accordingly, but an architect should be more sensitive to the workings of a modern home!

However! It's gonna cost more, but you could have a fabulous kitchen diner in your garage with doors out onto the garden. The current kitchen becomes the spare bedroom/playroom is then in with the other living room and will feel more cosy. If want a utility room (desirable for buyers), I'd move the kitchen into the current planned utility and open it up. Then make the utility long and thin across the back or even where the bathroom is (i don't think they add value really - loo yes) so that you are not walking through a utility into a habitable room. Buyers simply will not like it.

I'd have a play with those plans. As a property developer I'd really worry about overdeveloping the downstairs but as it's your home and you want extra space, why not. I think you can make that space work better for you though.

I'm thinking that Doozergirl is really Sarah Beeny.....

And in true property ladder style the OP agrees that it sounds a good plan, but....

warning_uk

Doozergirl wrote: »

Looking at your plans the room off the utility really does not work for me. Without a doubt it is going to feel like the old garage.

Thanks to all for feedback on this project - at 44k it's going to cost us dearly if we do it, and I think we were right to slow down a little. However, a simple modification to the plans makes me feel a little better:



I've marked the existing bay window to show that the front will become more symmetrical when the new cycle store gets built and I've also put a door and wall around the utility area, making it a room in its own right. This leaves a bright hallway (natural light from the part-glazed back door and a velux window) which we can put some wooden floor down in and hopefully make it feel like part of the home.

We played with a few ideas, including knocking down the garage and building a more 'standard' extension across the back of the house (full width) but I don't think that would give us enough size in the rooms (3m 'depth' limit on new extensions, which would give wide but shallow rooms at 2.5m wide. We're only allowed to convert the existing garage into a habitable space because it's pre-existing.

At a cost of 44k, I also have to subtract the following when doing a like-for-like comparison:

- moving to 'our house + 44k' size would cost 15k (3% stamp duty and moving costs)
- the garage door, windows and front gate are all at the end of their serviceable life, which would cost 2-3k to replace.

So a 44k extension comes down to 26k, which makes it sound more attractive.

Does this seem any more attractive to the doubting Thomases?

Thanks again - I really value your feedback.
Dave

Debt_Free_Chick

You might want to take a look at this property for sale on Right Move.

It's about the same width as your proposed extension ..... and the photos might help you to visualise how some of the rooms will appear with furniture in.

HTH

LandyAndy

Debt_Free_Chick wrote: »

You might want to take a look at this property for sale on Right Move.

It's about the same width as your proposed extension ..... and the photos might help you to visualise how some of the rooms will appear with furniture in.

HTH

:T :T :rotfl: :rotfl: :T :T

warning_uk

Debt_Free_Chick wrote: »

You might want to take a look at this property for sale on Right Move.

Pure luxury - just what we're after - thanks.

However, the main room in our extension is 16ft x 11.5ft, so 'blah' to you

I might just buy that house and ask if they'll deliver to Leeds... should be able to drop in right in...

Up there for thinking, down there for dancing...

Cheers
Dave

Debt_Free_Chick

warning_uk wrote: »

Pure luxury - just what we're after - thanks.

However, the main room in our extension is 16ft x 11.5ft, so 'blah' to you

I was trying to be helpful in relation to those rooms which will - you say - will be about 7 or 8 feet wide. In particular, the study ... but also the utility room.

I know only too well how difficult it is to visualise how an empty room will be utilised.



Edit: Removed the "toys out of the pram" comment about being offended. Warning sent me a lovely PM to explain no offence intended. Thanks

warning_uk

Debt_Free_Chick wrote: »

I am offended - but let's leave it at that. Others can see for themselves how rude and inappropriate your reply is.

No offence intended... hence the wink after the 'blah' - seriously - thanks for posting the advert - I can't imagine it staying on the market for long, or for wide...

Cheers, sorry for the offence...
d

LandyAndy

Debt_Free_Chick wrote: »

I was trying to be helpful in relation to those rooms which will - you say - will be about 7 or 8 feet wide. In particular, the study ... but also the utility room.

I know only too well how difficult it is to visualise how an empty room will be utilised.

I am offended - but let's leave it at that. Others can see for themselves how rude and inappropriate your reply is.

Oooooh! I didn't think he was being offensive.

Debt_Free_Chick

LandyAndy wrote: »

Oooooh! I didn't think he was being offensive.

I blame you anyway for the ROFLs

:rotfl: :rotfl:

LandyAndy

Debt_Free_Chick wrote: »

I blame you anyway for the ROFLs

:rotfl: :rotfl:

You are right. It is my fault. All of it. The whole [EMAIL="d@mn"]d@mn[/EMAIL] mess. I'll burn in hell. I think I'll end it all now.