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  • Buy-to-Let

    Two bed flats; en-suite essential these days?

    I'm looking at purchasing a decent two-bed property in a city centre and everything stacks up pretty well, but concerned as to whether the fact that there is only one shared bathroom will put a lot of potential tenants off. I think potential tenants likely to be sharers given location near offices etc, and not families.

    These days, especially with more "build-to-rent" coming up - should we all only be considering two-bed flats (in city centre) only if they have two bathrooms? Or, whilst preferable, two bathrooms is not actually a "must-have"? If not, how much do you find is potential rent affected?

    I strongly think two bathrooms to be a necessity these days and a matter of future-proofing the property.

    Grateful to hear others' opinions!

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    My view is it is not essential but it should add value either through additional rent or reduced voids. It's definitely worth doing a cost benefit analysis.

    i would and see what your competition is doing. If you are offering less then you will suffer if not immediately over time.

    Also consider the impact if you are planning to lose the common bathroom to create the second en suite. That will make entertaining harder for your tenants and so detract.

    It's all pluses and minuses.

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    Chartered Accountant, Tax Advisor and Mortgage broker

    (and BTL portfolio owner)

    stuart@johnsonsca.com

    02039077022

    Thanks Stuart. Points well-taken. To clarify, wasn't suggesting both be en-suite - just that there be two bathrooms. Needn't be ensuite; just so that tenant(s) in each bedroom can call one bathroom their own.

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    If you can fit in an extra loo that would be an advantage - if you plan to have 2 sets of sharers.

    That said many 2 bed flats may be only 50 sq metres or less - so unless you are going to revamp whole interior eg by losing the separate kitchen and refitting that on short wall of lounge you will struggle to achieve 2 bathrooms in an existing layout.

    Remember that flat/house sharers already derive a big advantage by sharing both Rent/Bills - and for that big saving will expect a degree of compromise - eg sharing bathroom access on workday mornings.



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    I wouldn't turn down an otherwise fine property because it didn't have a second separate toilet/bathroom. 

    If you are only planning on renting to 2 rental friends then I can't see the problem. If they've been to University they will be used to sharing facilities, and will still be sharing the kitchen and living room in your flat.

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    Considered something similar, just bought a 2 bed flat, with a large bedroom and cupboard which would convert into an en-suite off the master bedroom. I would have to move/ remove 2 light weight block non load bearing walls to change the main bathroom and separate toilet into one, and enlarge the cup board to make a new en-suite. This was relatively easy to do likely £2.5k cost.

    The problem is the license to alter with professional fees would have increased it to about £5k. On a £200k flat, I would have not gotten my money back . So have not done it. So if the value of the property is high enough do the mods if not then £5k is a lot of rent already spent.

    Even good ideas crying out to be done don’t always pay off.

    hope this helps

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    Separate toilets are great, especially if they have room for a compact basin in them - why change it?

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    I would always buy a two bed flat with an ensuite.  It increases the appeal and gives more flexibility as to letting configurations.

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    Very interesting thread.

    Where space for a second bathroom is limited, those loos with small hand basin on top of the cistern are worth thinking about.

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    Great call there!

    Like this: https://www.victorianplumbing.co.uk/metr...e-x-300mm?

    It does take a little getting used to psychologically-wise having the combination but makes sense really if space is so limited.

    I would like to know how easy it is to access the ballcock equivalent/top of the toilet cistern though as looks like it could be difficult?

    Has anyone fitted one of these combo units?

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    Agree it's very interesting. I think in the end, it shows a split in opinion... At least a significant proportion of respondents consider the second bathroom / en-suite preferable but not crucial. That's probably my own personal opinion too... I don't mind sharing!

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