best value

[larco]

Hi,

I've recently bought a 4 bed semi detached house which has only one smallish bathroom with diy tiling in it. No overhead shower.

I was wondering if my house would be better / worse value if I converted one of the smaller rooms into an extra luxury bathroom with a good showr cubicle, good quality tiles. Piping runs under one of these rooms to make job easier. I was thinking of doing this rather than ripping all the tiles out of the existing bathroom. In the existing bathroom I would just install new fittings. This would leave three bedrooms and two bathrooms all upstairs.
Your opinion would be appreciated.

 

[^woody^]

Removing a bedroom will instantly knock a few £000 off the property value, and reduce the potential buyers accordingly.

 

[Richard C]

Three things that will guarantee a reduction in property value;
• Reducing the number of bedrooms, regardless of the size of the smallest but nick a bit of a larger bedroom by all means!
• Converting your garage so you no longer have one; but this never really makes a lot of sense to me as no one uses it for their car anyway!
• Turning your lounge into your local by installing a bar!

 

[toptec]

Ah, but how much would a second bathroom increase the value by. You have to look at your market. A 3/4 bed detatched, aimed at families, would be difficult to sell with only one bathroom /toilet.

Is an extention out of the question?

 

[Richard C]

Ah, but how much would a second bathroom increase the value by. You have to look at your market. A 3/4 bed detatched, aimed at families, would be difficult to sell with only one bathroom /toilet.

Is an extention out of the question?

I don’t disagree with your logic but you have to take practicalities, location & aspirations in to account; requirements can be quiet different! In a reasonably modern property 2 loos are a BR requirement & essential these days but the advantage of a second bathroom may not be obvious to everyone or high on their list or priorities; it really depends on the market & the age of the kids! I’ve gone through them all in my lifetime but a 4 bed will always allow you to have guests, whatever age/gender of your kids; to share one bathroom may be a pain but, in the end, it just delays breakfast a bit!

On balance, I think the max number of beds, up to 4, will always keep you at the higher end of your particular market & extending 3 to 4 beds will, generally, get your money back; some 4th bedrooms I’ve seen you could touch all 4 walls standing in the centre of the room! Above 4 beds, however, is something a bit more special & is a rather different market!

 

[^woody^]

Traditionally, people don't expect more than one bathroom for a four or even five bed property - two WCs but one bathroom.

Some people may look for two bathrooms for particular reasons, but they will be in a minority.

A forth bedroom is much more useful even if not used as a bedroom, and it will be more attractive to buyers

A second bathroom in a three-bed property is way down the list in desirables for the majority of buyers

 

[Fluffster]

Can you put an ensuite in one of the larger bedrooms and do up the existing bathroom keeping 4 beds?
Pete

 

[larco]

thanks for the replies.
In all honesy i am not looking to sell. Maybe i would rent out the property if i got a job abroad. My thinking was that if the house was rented to East European immigrants they would need to bathrooms.
If three rooms were shared and there was only one bathroom they would have to have a shift system to use the facility before going to work....
on the other hand I take your point about losing a bedroom.
I could possibly look at an extension, maybe downstairs.

 

[JohnD]

a second WC is essential

a downstairs shower is handy - I have a large understairs area with shower, basin and standing space.

 

[jbonding]

if your thinking of renting in the future 3 bedrooms will bring in a bit more than 2, and i dont think 3 immigrants sharing would prefer an extra bathroom to a comfy bed.

 

[^woody^]

I'm just curious why East Europeans would want two bathrooms, but a say a British family or one form another part of the world would not?

If you are going to rent, then you do the work to maximize rental income.

Alternatively rent it out to a Vietnamese gang to use as a cannabis farm, which should be a bit of an earner

 

[larco]

I'm just curious why East Europeans would want two bathrooms, but a say a British family or one form another part of the world would not?

If you are going to rent, then you do the work to maximize rental income.

Alternatively rent it out to a Vietnamese gang to use as a cannabis farm, which should be a bit of an earner

steady on, never said others would not require a second bathroom.
I thought that with shared accomodation a second wc would help.

JohnD, point taken. Best option is to look at the downstairs space.

 

[Deluks]

Wht are you worrying about the potential comforts of potential tenants who potentially may be from Eastern Europe?

You rent the house take their money and that's that. I have a Polish mate who last year was sharing with 8 people in a 1 bathroom house. They all got on fine, usually as at least half of them were always out at any one point in the day, what with them all working different shifts/jobs.

Second loo by all means in any 3 bed property. But DON'T get a saniflo!