If you were renting a property which would you prefer?

[DigWeedSow]

I'm currently renovating a two bed terraced house with a view to renting it. At the moment it has a tiny galley kitchen and two decent sized reception rooms.

The first option would be to keep it as it is and just renew the existing kitchen. The other option would be to turn the existing kitchen into a utility room and to turn the larger of the reception rooms into a dining kitchen.

I'm swayed towards the dining kitchen option but I am biased as this is what we have chosen in our own home so it would be much appreciated to hear other people's opinions.

[MsIngaFewmarbles]

Definitely a kitchen diner and utility room (we rent now btw). Is the 2nd reception room big enough to be a kitchen diner with a few toys hanging about? That would be amazing :)

[DigWeedSow]

Thanks for the feedback.

The house is in a market town in the North of England and the target market is young couples/ small families. I agree if it had have been let to students the front reception room would be perfect for a third bedroom.

There would be plenty of room for toys in the dining kitchen, if the dining table wasn't huge there would possibly be room for a small sofa.

[oreocrumbs]

I think the dining kitchen and utility room would be preferable. But as a LL I would say that you have to bear in mind what your return for the investment will be.

Have a look at similar rental properties. How much are they going for with each layout? I imagine they will be similar amounts, so the best return would come from doing less work now, and renting it out.

Obviously bring the house up to a good standard, but stick to safety/cosmetic upgrades rather than big changes that won't make you any money.

[herhonesty]

you should also bear in mind the amount you will be spending and the return you will get. moving kitchen could be costly and add little to the actualy rental value.

[herhonesty]

sorry, x posted with oreo.

[DigWeedSow]

Good point. Both options come with their own problems/expenses so probably not much in it as the existing kitchen is woefully inadequate. I've looked at three other rental properties on the same street over a period of time and all have had the kitchen extended into the old outbuildings which creates a very long narrow galley kitchen.

Interestingly none have turned the second reception room into a dining kitchen which is making me question why?

[oreocrumbs]

Probably money. Moving the plumbing into the dining room will cost more than making the existing kitchen longer into out buildings.

[Trills]

How many bedrooms? Are you aiming for a family or a couple or sharers?

I'd (renting as a couple) personally prefer for the two reception rooms to be knocked into one - assuming that the kitchen is off the back so with the door open it would be continuous with that one big room.

[cantspel]

I like separate as well but maybe with an archway to the dining room.

[GreenEggsAndNichts]

Kitchen/diner and utility, definitely. I hated our small galley kitchen in the last house we rented- I always felt very far away from anything else happening in the house.

[DigWeedSow]

Wow thanks for all of the replies, the jury's still out with such a mixed response!

I had another look at it yesterday, the kitchen as it stands is too small as its only 1.8 x 3.3m. The lady who lived in it for the past 60 years never had a washing machine plumbed in and it would be impossible to fit one in without having to move both the gas and water meters.

I just need to cost extending into the out building v's converting a reception room as I guess that will have a big impact on my choice!

[Wallison]

I would definitely prefer two reception rooms. When we were looking for a new place, I specifically ruled out any that had a dining kitchen as to my mind it just gives you less living space and I like being able to shut the kitchen door to keep the smells in there. A small kitchen is a bit of a PITA but I'm used to it now and would definitely rather that than a smaller living space - after all, you spend more time in your living space. But then, I have lots of books and musical instruments so need a lot of wall space to put them on - I don't even like houses which have walls knocked through for this reason.