Second bathroom......or not?

We are twenty months in to a renovation of our current house and plan on selling when the work is completed next year.

It is a quirky property comprising an original 1850s three storey (plus cellar) main house, with Arts & Crafts style two storey extension. To take advantage of the view, virtually all of the twenty-odd windows and six doors face onto the garden. Each end of the house has a staircase.

The older section currently comprises -

Cellar
Ground floor - utility, WC/cloakroom, kitchen
First floor - bedroom, bathroom, separate WC
Second floor - two bedrooms, one of which has a tiny space (with window) currently fitted with a basin only

The 'newer' section currently comprises -

Ground floor - breakfast room, living room
First floor - master bedroom, study

The one large-ish bathroom (approx 13' x 8' 9) serves the four (double) bedrooms, but it is an awkward layout as the bathroom has a door at either end and is the only means of accessing opposite ends of the house whilst on the middle floor, leading as it does from Victorian landing to Arts & Crafts study. Both doors are lockable and we rarely have guests, but it is not ideal!

Speaking to neighbours and local EAs, we get the impression that many buyers here (we're not from this area originally) expect any four bedroom house to have two bathrooms - in fact one potential purchaser refused to view our house because it didn't, instead going on to buy a nearby property that did - so from a resale POV this would be desirable......

But - our target market (despite being a four bed, 2000 sq ft house) is likely to be empty nesters, such as ourselves. The house has a lot of stairs and the bedrooms are spread out over different floors/parts of the house. I know when previously selling a six bed Victorian house with mezzanines, buyers with young kids were put off by this.

We plan to reconfigure the current bathroom anyway in order to a) incorporate the separate WC and b) create a new corridor so the bathroom is not a pass through from one end of the house to the other. This would still leave us with a similar size space although the current large sash window in the bathroom overlooking the garden would end up in the corridor and we'd be left with a tiny bathroom window overlooking the lane.

We can hopefully also add a loo to the small space with basin currently on the second floor which would give one of the two bedrooms up there an en suite loo/basin.

However, we could also split the newly reconfigured bathroom into two smaller rooms - one with bath, basin, loo and the other with shower, basin, loo - accessed off the newly created corridor.

The resulting two rooms would each be quite small. One would not have a window, although it could have borrowed light from corridor window.

We're not looking to add value - although increasing saleability would be good - so in these circumstances is it better to retain one 'family sized' bathroom, or have two much smaller ones? I'd be interested in other opinions please