Extension, bathrooms or something else?

[Barbeasty]

We have about £40k available to spend on the house.

Our preference was to replace our existing conservatory with a proper extension. It's a classic south facing conservatory- freezing in the winter and melts candles (literally) in the summer.

We want something with walls (currently all glass), plenty of windows and most importantly a proper roof. Even when it's not roasting, any sun and the glare is unbearable.

Working on the figure of £1.5k per m2 which is often bandied about it should cost £29k, so a good £10k for contingency and naice fixtures & fittings. But a we got a couple of builders to give an estimate, and 1 said 35-45k and the other suggested what would essentially still be a conservatory with a better roof and said £24k.

This makes me think we don't really have enough- I don't want to go into debt/ increase the mortgage because it's at or beyond £45k.

So would we be better off replacing the bathrooms? We have a family bathroom, ensuite and small downstairs shower room. All installed ~16yrs ago and whilst they function they're starting to fall apart. Is this a better use of some of the money, with the rest put aside?

[redhat]

What is the house actually worth?

[Barbeasty]

Somewhere between 350-375.

[redhat]

Will you increase the house value by spending that money on replacing the conservatory or is your house already at the ceiling price for the area? These are the sort of questions you need to ask.