Box room vs. Bathroom

[ToastMama]

Help please! If you had a choice of the following, what would you prefer:

-Master bedroom (5x4m, no ensuite), 2 children's (3x4m) bedrooms, 1 family bathroom and 1 shower room.

-Master bedroom with compact ensuite (meaning we'd lose the dressing table area and 2/3sq metres of floor space at least), 2 children's bedrooms as above, 1 tiny (2.8x2m) guest room (sofa bed probably), family bathroom.

Floorpan attached. Totally stuck! On one hand it would be lovely to have an ensuite, but if the box room is only being used once in a blue moon then maybe it would be better off as a 2nd bathroom that we could claim as our own leaving the family bathroom to the kids?

We have a separate 1 bed annexe that can sleep a family of 4, so guest space isn't our top priority. But we did wonder when our boys are older whether it might be useful to have somewhere upstairs in the main house for guests (girlfriend sleeping over for example!)

Ignore the strange shower in the master bedroom on the floor plan, we'd be looking at knocking that out and building a small ensuite in that area instead.

Is there a magic solution that we're missing?!

[Meggy12]

Think it would be better for your house value to keep the box room, you're currently a 4-bed house, I presume 3-beds sell for less...

[namechangedtoday15]

I agree that you keep the 4 bedrooms.

But, on that plan, if you have the money to spare, I would swap the tiny bedroom and the bathroom over (subject to you being able to move the soil stack etc - if you're putting an ensuite in the master bedroom, it might not be too much of an issue to put plumbing in that tiny bedroom too).

I'd then built a stud wall to the left hand side of the toilet to extend the toilet slightly, put a door in there (so effectively moving the toilet door further into the hallway), block up the bathroom door and knock down the wall between the bathroom and the toilet. That should give you a bigger bedroom and the new bathroom is still big enough for a family bathroom.