Loft conversion - 1 or 2 bedrooms?

[tinyeyes123]

We're just starting out on a loft conversion and trying to decide what will be most worthwhile. The initial drawings are for two beds and a shower room. It's a standard Victorian end of terrace. Option one is for a long thin bedroom across the width of the house, a square bedroom in the middle and shower room in a rear addition. My concern about this is that the front room will be mostly under the eaves so not very practical as anything other than a child's bedroom.
Option two is for a large bedroom and shower room in the existing loft with a small bedroom in the rear addition. I don't know the exact dimensions of that room yet but it looks pretty tiny on the plan and might just end up as glorified storage space.
So the dilemma we're facing is whether to go with either of those options or save ourselves the expense of the rear addition and just do a massive master suite. We weren't planning to move up there ourselves so were hoping to keep the shower room accessible to both bedrooms, but would probably make it ensuite if there was only one bedroom up there. Do you think a small fifth bedroom / study adds sufficient value to make it worthwhile? I'm planning to speak to an estate agent on Monday but wanted views in the meantime. Thanks!

[MrsFlorrick]

I would personally prefer a larger more usable room rather than two very small impractical room. And then lots of extra built in storage.

However if you're short on bedrooms ie your house is currently a 2 bed and creating the two bed version of the loft conversion would give you a 4 bed house then you will probably get best value out of the two bed both while living in it and at re-sale.

And if you're currently in a 3 bed house which you would turn into a 4 bed by doing the 1 bed version of the loft conversion, then I'd probably do this as it would most likely add a similar amount of value as two very small rooms in a 5 bed house but barely 5 bed of you see what I mean.

A large part of this comes down to your need and preferences.

[BabyGanoush]

1 big nice room, wit or without ensuite.

not much demand for house with 6 tiny bedrooms, if you are looking at that size house you want nicely proportioned rooms, IMO

[tinyeyes123]

It's currently a three bed, so looking to go four or five.

[PotteringAlong]

We're having ours done at the moment! We've had one big room with an en-suite

[Floggingmolly]

A five bed house which has two of those bedrooms in the loft won't be worth any more than a decent sized four bed, tbh. Go for one large room.

[titchy]

What's the rest of your accommodation? A 5 bed when you only have 2 receptions is too heavy, but if you have three decent receptions, an eat-in kitchen and downstairs loo I think it's fine. Size wise - can your existing biggest bedroom accommodate an en-suite? If so then you don't really need the loft to become the master and two kids rooms would work well with a shower room. If you don't really have a decent master bedroom though I'd put the master in the loft.

[tinyeyes123]

We're also having a kitchen extension at the same time, so we'll have a large kitchen diner, utility, lounge and downstairs loo. I'm starting to think that a fifth tiny bedroom might be a bit pointless but please keep the views coming. Too many decisions to make in next few weeks!

[tinyeyes123]

We've got a large master already but not with space for an ensuite really, would end up being an awkward shape.

[Lucie99]

We had a loft conversion last year. Originally a three bed with one family bathroom and masterbed with ensuite. We eventually decided against any additional bathroom/toilet but went for two good size rooms plus additional storage cupboard. One room is now a home office and the other a spare bedroom. Any guests would use the family bathroom.

[EarSlaps]

Could you arrange it that it is a bathroom and one big bedroom but the bedroom could potentially be split into two singles if needed by you or a future owner?

[bumpertobumper]

how many rooms does your family need? Are you doing this for yourselves, or purely to add value and will move soon?
If the former then do whatever will be most useful and comfortable for your family

[tinyeyes123]

A bit of both, we're not planning on moving soon but it's not a forever home.

[superram]

Am assuming anything on the back would be on the outrigger? We have a huge bedroom, small bathroom and single room on the back. We were going to put the kids up there due to me not wanting them to be below us (weird I know). They are now sharing and the small room is an office. When the kids grow up I am going to have it as a dressing room and take over the whole floor so would go for 2 rooms.

[Mustard969]

Dimensions please

[Mustard969]

Need to know feet/meters for each room

[OctoberOctober]

1 decent size room rather than 2 small rooms for resale, but only if that suits you now.

I personally hate houses that advertise as 4 bed or whatever but that last room is barely usable. Ie cannot even fit single bed and kids furniture.

[Itshouldntmatter]

We had three bedrooms (two doubles, one single), and put two bedrooms and shower room upstairs. The bedrooms upstairs are great sizes for kids bedrooms. One you could have a double bed in it, but with the sloped ceiling, the other bedroom has the floor space but not head space for a double. With the children upstairs, it leaves the big bedroom and family bathroom for us. It also leaves an office downstairs and a guest room/playroom. It works for us ??

[tinyeyes123]

I haven't got the dimensions to hand. sorry. One option is to have a big bedroom and shower room in the current loft with a dormer window and then a small bedroom in a rear addition (what was referred to as an outrigger by a PP presume?). It's just whether that small bedroom, which looks like it'd fit a single bed and not much else) is worth the cost of getting the rear addition put on. To be fair, the current contract includes it and we can afford it so whether it does just end up as storage with potential as a study it wouldn't be the worst thing. I'm going to start another thread about the ground floor layout as you've all been so helpful!

[EarSlaps]

I think a storage or study would be brilliant- we were looking at houses with loft extensions (or that we could extend) and DH loved the idea of a loft study- nice and quiet away from the noise of the family downstairs. Or it could make a great dressing room.

[blueteapot]

What sort of windows are you having? We are a 3 bed bungalow with 2 large bedrooms and a storage room in the attic, but DSs bedroom has a dormer which increases the useable head space dramatically, it you weren't having that I'd go with the one big room with en suite. I know everyone on here hates dormer windows but they face the back and work well for us!

[HollyMaingate]

Hope you don't mind me jumping on this tinyeyes but I'd be interested to hear what's considered a good size room too as we're about to do exactly the same thing. Currently we're going for the 2 bedroom and shower room option and the rooms would be

Bed 1: 3.6m x 3.3m
Bed 2: 3.2m 2.75m
Shower: 2.5m x 1.5m

[scarlets]

1 decent room. I can't bear houses with bedrooms squished in. I've seen several 5-bed houses which should have been 4 but were trying to compete price-wise with genuine 5-bedders. They fool no one.

[HollyMaingate]

bump

[Frenchmustard7]

As long as one of the rooms is a double, it's fine

[HollyMaingate]

But what is considered a decent room / a double? I've seen rooms described as a double just because you could fit a double bed in (and nothing else haha!!)