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  • Refurbish/Develop

    How to maximise the lay-out of this property?

    This is a nice end of terrace house, home report (in Scotland) doesn't show up anything nasty other than a very dated interior, but it's been sitting on the market for over a year and I think the reason is the awful layout.  It's C-listed, but the local council is reasonably generous in its approach to listed buildings.

    How would you change this so you don't need to trek almost into the back garden to go to the loo in the middle of the night?

    Ground floor:

    • Dining room 3.06m x 2.77m
    • Lounge 4.84m x 3.54m
    • Kitchen 4.83m x 1.92m
    • Lobby 1.43m x 0.78m
    • Shower room 2.15m x 1.41m

    First floor:

    • Bedroom 1 5.09m x 3.52m
    • Bedroom 2 3.00m x 2.78m

    Second floor:

    • Bedroom 3 3.65m x 2.97m
    • Storage room 3.04m x 1.87m

    The obvious solution is to stick a bathroom in that storage room on the top floor and knock down a few walls downstairs, but the second floor has coombed ceilings and I'm not sure there's enough space.

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    Faint heart never won fair holiday let...

    In your shoes I would firstly have a look to see if there are any other houses of a similar style nearby and see if you can find out what has been done to those. You can often find that info on Zoopla and Rightmove.

    I would be looking to put a bathroom on the top floor and an ensuite in the big bedroom on the middle floor.  See if a local surveyor will come round and give you an opinion. It may cost less for that than you think, especially if you are planning to use them for drawing up the plans for the modifications after you have purchased.

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    Well, everything can be fixed, the question is how much you want to spend on it? And if it’s worth it.

    If money was no object I would extend the lounge all the way to the garden, move the toilet under the stairs, make the kitchen and dining roon into a big kitchen diner.

    For the bathroom one option is that on the first floor you take out the wall between the bedrooms and build a narrow bathroom, with a shower at the far end, accessible from the landing with a window towards the garden.

    The other option is of course to put the bathroom onto the top floor but thats a bit inconvenient

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    Thanks both.  Nothing similar sold showing on Zoopla and Rightmove, only a couple of the bigger 4/5-bed houses in those streets.  Like the idea of putting an ensuite into the big bedroom, it could lose a metre off the end and it's right above the existing plumbing, so shouldn't be horrendously expensive to do (currently doing one in another house, so have a reasonable idea of costs).  Really like the idea of completely opening up the ground floor as well. 

    Home report valued it at £95k a year ago, current asking price is £85k, max value when done about £110k I reckon, knowing what other 3-beds in the area go for, and it would rent for £550-£600 a month when done.  I'd probably be trying £70k if I went for it.

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    Faint heart never won fair holiday let...

    We always try to retain a separate lounge if possible so assuming your target market is a family, I would knock the kitchen through into dining room, definitely convert 2nd floor storage into a bathroom, perhaps looking to reduce the size of the landing if required & possibly trying to create an en-site to bed 1 if budget allows - on back so should be easy to access kitchen drainage. You could look to reduce lobby on GD to possibly create a GF cloakroom but storage cupboards are sometimes preferable.


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    Phil Stewardson.

    Stewardson Properties.

    Stewardson Developments Ltd.

    Burson Land Ltd. & Jennings & Gilchreaste Ltd.

    http://www.stewardson.co.uk

    Follow me on twitter - @philstewardson

    Ahhh, think I've just found the snag on a closer reading of the home report - that kitchen and bathroom on the ground floor is a single-storey extension.  So (a) I can't knock through to the dining room because that's the original external wall and (b) I can't connect straight into the drainage from the upper floors, there's a roof in the way.  Right, this one can go back to the bottom of the pile of possibles.  Thanks everyone for all the suggestions though, really, really helpful.

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    Faint heart never won fair holiday let...

    As you say the lay out is awful . Its listed . 3 stories

    Its hard to force a round peg into a square hole sometimes

    Plenty more fish in the sea

    I personally would give it a miss unless the price is impossibly good


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