Help! Changing layout of flat but really stuck on what to do. Which floor plan would you choose? Or another idea?

[Stripeystripes]

We’ve bought a flat but don’t like the layout. It has one large, windowless “bedroom” at the back and we need to change it.

The bathroom and ensuite (if knocked through) would have a window.

We have two children so would really like three bedrooms if possible...

And this flat is very much an investment that we’re going to be selling in three years (if all goes well).

How would you change this flat?

I posted a similar chat about it before and got some amazing ideas. We’ve narrowed down to two options now, but work is due to start this week!

We’ve had approval and a quote to swapping the windowless bedroom and bathroom around for £15k (plus a few extra bits). But now wondering if that’s a lot to spend when we could be smarter in another way...

Here’s the original floor plan:

(I’ll post the two ideas separately so they don’t get mixed up...)

[Stripeystripes]

And here is idea one - swapping the two bathrooms out - the weird black boxes I’ve drawn mean windows! 😂

[Stripeystripes]

And here is idea 2, changing that windowless bedroom into a floor-to-ceiling internal glass that’s flexi so can open up (does that make sense?). It was my friend’s Idea and I think it could work really well and save money on swapping the bathrooms... but would mean my baby’s bedroom is always on display when the blind is open.

[Stripeystripes]

(I should also add that those measurements aren’t the right ones. The flat is 1050sq ft. I need to draw up an accurate floor plan! The double doors lead to the garden.

And we’re in london where windowless bathrooms are the norm. As is squeezing into a too-small space!)

[knockknockknock]

Personally I could never had a Bedroom with no window - would be a complete deal breaker for me (and lots of people I’m guessing)

Windowless bathroom (assuming you have a fan / vent would be much better.

[LadyPenelopeCantDance]

It seems like a lot of work if you are planning on selling it in 3 years tbh.

Couldn’t you leave it as it is, get the kids to share the large room and use the study as a play room.

Are you going to be adding value or is the project just making it more suitable for you. What % of the purchase price is £15k? If you only paid 100k, it’s a massive amount but if you are in London and paid 300k it doesn’t seem so bad!

[Stripeystripes]

LadyPenelopeCantDance - I’m seeing it as both an investment (that current layout would bug anyone) and also enjoying living in it. My husband is v anti spending money on anything and even he dislikes that study!

We live in zone 2 London and opposite an outstanding primary school. The flat cost us £705k and it has a garden (was a good buy even though I know that doesn’t sound like a good buy!). Of course, prices could crash and people are predicting they might. But if they do, it would be really important for us to have a really great flat to sell...

Definitely has occurred to us to leave that study as a playroom and just live with it. But I think we’ve decided to make the most of the flat for both enjoyment and resale.

[heateallthebuns]

I don't think the idea of the glass wall is a good one. You aren't solving the problem, most people wouldn't see it as a bedroom.

I think live with it if you don't want to spend any money.

Or

Go with your original plan, it's not that much money as a percentage of the value of the flat. Normally it would add value. But aren't house prices falling in London now? Maybe it'll just alleviate falling values for your flat over the three years.

[heateallthebuns]

I just saw your quote is £15k. Definitely do it, it's nothing as a percentage of the value of the flat.

[Stripeystripes]

heateallthebuns - yeah I think in our area, prices rose overall by 1% in two years (rises and falls evened out to that). Improving this flat is our way of countering how much the price will fall by if prices drop.

Because of a few factors - including the layout - we did get it at a “good” price.

(Actually - a fall would benefit us as we’ll be buying something more expensive next so as a percentage, we’re a little better off if that makes sense!)

[Stripeystripes]

Thanks, heateallthebuns! Would you also add the ensuite onto the larger bedroom? Can’t decide if that makes enough difference! Do people want two bathrooms?

[SingingMySong]

In a less crazy market, an internal window into a bedroom would mean it's not a proper bedroom. No child can sleep in it next to the noise of adults cooking and socialising the other side of a window. You'd be compromising the "livability" of both rooms without solving the problem of having no real window. It would still be a 2 bed with study.

Moving the bathrooms sounds like a better move. Very disruptive and expensive in a flat but one this expensive, maybe it would make sense. There may be very good reasons why the bathroom isn't already there, eg soil pipe routeing.

[LadyPenelopeCantDance]

Definately do it then given the high value of the flat relative to the cost of works.

Might be worth putting it on the Houzz forum too, lots of professional knowledge on there that might come up with some plans you haven’t thought about.

[Mooey89]

Layout one absolutely! That glass slider door thing is not a good idea at all, sorry.

I wouldn’t buy a flat with a windowless bedroom, but a windowless bathroom wouldn’t worry me.

[heateallthebuns]

I don't know about the London market enough to know if an en suite and two bathrooms is important. Is it an area with renters? If so I think you'd need two bathrooms for three bedrooms.

I don't think no window in the bathroom would be a problem, that's very normal and a bathroom can be lovely without.

Would the two bathrooms be very small? As long as you can fit shower in en suite and bath in family bathroom.

If not you could do a jack and Jill bathroom.

But with three beds, two bathrooms are probably needed.

[rizlett]

15K doesn't seem to be that much cost for adding in a 3rd bedroom. I was looking at houses yesterday [out of london] and the difference between 2 and 3 bed was 40k.

Ask an estate agent how much difference a 3rd bedroom will add to your flat.

[Stripeystripes]

This is so helpful, thank you!

Yes my instinct is that people tend to search “three bedrooms”, especially when near a sought-after primary school. But it’s definitely an area full of renters so that’s useful to know about two bathrooms. I’ve been uncertain about whether to spend the extra for that ensuite.

heateall - the new main bathroom would be the same size as the original main bathroom, if that makes sense. Which isn’t massive - 86in x86in - but Londoners are used to cramming themselves into teensy spaces

[Stripeystripes]

Crikey rizlett!! That’s a huge difference!

Yes that’s a good point, singing, I definitely want it to feel like a three bed place when we come to sell it.

ladypenelope - will post on Houzz also! Thank you!

[Blankscreen]

Could you use the windowless study as the baby's room?

It will be brilliant blackout for sleep and you should be able to avoid early morning waking in the summer.

I'm not sure about the floor to glass ceiling. Seems like a lot of money and you're not gaining anything.

[Bobbybobbins]

I definitely prefer the first option.

[5rivers7hills]

Option 1.

The glass door wall thing is a bad idea.

You def need 2 bathrooms for 3 bedrooms for a 750k flat.

Have you made a utility cupboard in the corner of the new bathroom in option one? If so great idea. Good having the WM out of the kitchen in open plan.

[HipToBeSquare]

Option 1. We had glass bricks in our windowless bathroom when we lived in a flat in zone 2 also and it was fine. We had a fan that automatically came on when the light was turned on and stayed on for a further 5 mins after light was off.

If it really is only £15k worth of work then it's a no-brainer IMO!

Just being nosey but are you W/E/N/S London?

[Stripeystripes]

Thanks 5rivers. I have been in two minds about spending more on that ensuite - I also had initially wanted that room for my older child as it’s big and he has more stuff than me 😂

But I think you’re right, you expect that in an expensive flat.

(Yes to utility cupboard in option 1. Thank you!)

[Stripeystripes]

HipToBeSquare I don’t mind saying - we’re zone 2, North London - Stoke Newington!

[Stripeystripes]

I like the idea of that fan!

[5rivers7hills]

I reckon the flat will feel so much better once you have done this and you'll be like "I can't believe it wasn't always like this". 1000sq ft can totally be a 'proper' 3 bed.

I feel like your £15k estimate is slightly optimistic - it's going to involved 2 new bathrooms and a new kitchen unless you aren't planning on reusing the existing stuff? Also some moving of plumbing and walls, new doors etc. New floorings.