How much value (ish) would a 3rd bedroom add?

[KevDIY]

Hi All,

This is my first post on the forum, so please be gentle

I've a modest 3-bed house, worth about £120k in the midlands. I'm currently planning to re-arranging the bedroom partitions because the smallest bedroom is miniscule to the point of being silly.

I have to choose between:
1. splitting the large bedroom in two - to end up with two small-ish bedrooms (double beds at a push) and one reasonable master, or
2. Having two largish bedrooms and so making it a 2-bed house.

No.1 would obviously be a bit better when it came to sell but I'd need building approval and a new window opening etc so it would also cost more time and effort to do in the first place. So i'm trying to decide if its worth it. Very roughly, I wondered what sort of value people think I'd lose by having a 2-bed instead of 3-bed?

Thanks
Kevin

 

[noseall]

Value wise probably very little, but as a selling point you could lose out.

Location is everything, so market forces dictate prices in a certain area.

A three bed semi, in a desirable location, with a decent school catchment would be an ideal home for a young average family. You would have little bother selling a house like this even if you turned it into a two bed.

I guess potentially you could lose the amount it would take to convert it back to original.

 

[KevDIY]

Thanks for that noseall, I guess its sort of what I was thinking/hoping too.

I'll probably plan for 3 beds because of the selling point thing - thanks for that point, the market is a bit slow after all.

But then if there were building/planning or other unforseen issues that started making it tricky it sounds like the 2 bed approach wouldn't be terrible as a fall-back option - and so I wouldn't become trapped into following the plan at whatever cost

Cheers,
Kevin