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  • Refurbish/Develop

    Adding an extra room

    Hi,

    I am looking to buy a 2/3 bed terraced or semi detached house with the option of adding an extra bedroom at some point, either by adding an extension, converting the loft, splitting a large bedroom upstairs or by converting the dining room or living room downstairs and having an open plan kitchen living space. 

    Having looked at many many places, in the areas i am looking at i have more choice of places to buy at the last option (converting the dining room or living room downstairs and having an open plan kitchen living space). 

    I know in general adding a bedroom will increase the value of your home and i would not be asking this question if it was a loft conversion, but, in general, would adding a bedroom downstairs and losing living space  add value or not?

    Thanks in advance.

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    Too many variables to be definite.  I would suggest you narrow down your search to a type of house and area, then call into the local estate agent, tell him or her what you are thinking of doing, and get their opinion.  They will know what is attractive to buyers in that particular area.

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    I personally would not be interested in a house with a “bedroom” downstairs. To me I would be looking at it in its original layout in terms of worth and value. It would be easy to designate a downstairs room as a bedroom but it’s just a label.

    If it’s a house to rent out that’s different. As an HMO you need to make sure that the room you designate as a bedroom isn’t directly off the kitchen because of fire regulations etc. If it’s a single let then that might be different.

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    Hi,

    Thanks for your response and advice.

    It is not for a HMO, would be a single let eventually, although I will live in it initially.

    It would be easy to designate a downstairs room as a bedroom but it’s just a label. - I agree mostly to this, but there are many places that have huge open plan spaces downstairs that you can't make as a makeshift bedroom without adding walls etc. so i think there are cases where it could make sense.

    Layout to me is very important, i hate bedrooms and bathrooms that come off living room and kitchens, I lived in Spain for a long time and this is common in apartments over there.  I would not do it in these circumstances.

    If it’s a house to rent out that’s different.- When you say this do you mean that the rental asking price would rise from 2 bed to 3 bed, but the value would not necessarily rise?

    Thanks

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    If you put a table and chairs in a downstairs room. It is a dinning room, put a bed in it and it is a bedroom. Nothing has changed. It’s still just a roo.

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    I agree with Joe Bloggs. You need to have big enough bedrooms upstairs to split or go to expense of adding extra living space upstairs through loft or double storey extension

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    People will see through any pretence to be what it is not

    Unless its a bungalow convert upstairs before down for bedroom space

    An attic conversion adds to the footprint so is good if feasible

    If you find one with an integral garage but still off road parking for 2/3 cars then convert that too

    If its got a loo at the back look to making it a self contained annex / studio flat

    You can add significant rental value / appeal that way

    Keep it so the whole house is  flexi use to appeal to  different family make ups

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    Jonathan Clarke. http://www.buytoletmk.com