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Original poster

Can you guess how much this flat is worth?

38 replies

suspensil · 31/08/2026 15:33

If there were two flats in the same building, both 46 square meters, both with very similar nice finish. One is a one bed and the other is a two bed. Both on the same floor. How much do you think the two bed will be worth?

The one bed has been valued at £220k. They are the same size. The one bed has 4 spacious rooms. The two bed has 5 slighly smaller rooms. It is nicely portioned with a double room and a single room that's used as an office, nice living room, smaller kitchen and smaller bathroom.

I own the two bed and have just got the valuation back and I'm surprised. We live in Scotland so theres a home report.

OP posts:
Seeingadistance · 31/08/2026 16:23

Was it the same company who did both Home Reports?

I have a one bed flat which is about 47sq.m. and so I reckon your 2 bed flat with similar square footage must be pretty small, so possibly with valuation not much higher than the one bed. Maybe even the same value or lower. My one bedroom, living room and kitchen are all a similar size and the kitchen can take a dining table with room to spare. So if the extra bed means you can't get a table in the kitchen, that might lower the value.

Seeingadistance · 31/08/2026 16:25

Yello24 · 31/08/2026 16:19

How do the valuations work? If it’s estate agent led and the one bed hasn’t sold they might think realistic price for either of them is nearer 200 in a falling market.
Not sure what home reports do in Scotland or who prepares them

Home reports are done by surveyor. Basically the survey and valuation that are done later in the process in England.

Original poster
suspensil · 31/08/2026 16:53

sorry, i got distracted and forgot! It came back at £220k - the exact same!

OP posts:
cestlavielife · 31/08/2026 16:55

Well it is the same floor space
So not a surprise

HorseandHeron · 31/08/2026 16:55

suspensil · 31/08/2026 16:53

sorry, i got distracted and forgot! It came back at £220k - the exact same!

Are you surprised? People will value larger kitchens and don't mush like small masterbedrooms and single bedrooms. It's the same square footage, so essentially, the same value.

PrettyLittleRose · 31/08/2026 16:59

suspensil · 31/08/2026 16:53

sorry, i got distracted and forgot! It came back at £220k - the exact same!

Oh blimey! I wasn't too far off then! I said maybe ten grand more. Had a feeling the difference wouldn't be much.

When we were looking to go from a 2 bed house to a 3 bed house - (many years years ago when our DC were small, and we wanted them to have separate bedrooms,) we had 2 bedrooms that were 12 x 12 feet, and 10 x 10 feet in size. It was put up for £60K.

We found a house that was very similar, also 25 years old, but had 3 bedrooms. They were 7 X 8 feet, 8 x 10 feet and 11 x 12 feet. So 3 bedrooms but not that much more room overall. The new house (which we bought) was £63K! An extra bedroom for an extra £3K was brilliant! Our DC didn't mind having small bedrooms at the time, as they were so excited to have their own bedroom!

Original poster
suspensil · 31/08/2026 17:01

yes, i'm really surprised. I would have assumed a 2 bed would go for more. They're old buildings so really if you want to convert the 1 bed into a 2 bed you have to knock all the walls down or they will be really poorly proportioned.

While my 2 bed is small its very well proportioned. The second bedroom is square shape and fits a desk and a single bed.

The kitchen is small but it has everything including a dishwasher and there's more than enough space for all the pots and pans.

There is a storage cupboard in the hallway.

The bedroom fits a cupboard, king bed, two bedside tables and skinny tall chest of drawers.

The living room fits a table, tv and two sofas.

Really the one bed just sliced the size of my single bedroom and added a little bit onto each room. So while each room is bigger, it's not massively noticable

OP posts:
MargaretMeldrew · 31/08/2026 17:02

suspensil · 31/08/2026 16:53

sorry, i got distracted and forgot! It came back at £220k - the exact same!

I’m not really surprised. I think you can only expect more if you’ve extended the space rather than shuffled it about.

canklesmctacotits · 31/08/2026 17:22

I would actually pay more for the one bed, because 46sqm for two beds + living room + kitchen is TINY, to the point of claustrophobic (for me, personally). It's still tight for a one bed but more realistic as it would only ever be used by (probably) one person who wfh.

Snoken · 31/08/2026 17:28

canklesmctacotits · 31/08/2026 17:22

I would actually pay more for the one bed, because 46sqm for two beds + living room + kitchen is TINY, to the point of claustrophobic (for me, personally). It's still tight for a one bed but more realistic as it would only ever be used by (probably) one person who wfh.

Me too. It makes no sense to squeeze in another bedroom in that space.

EricTheHalfASleeve · 02/09/2026 21:14

When were the valuations? It might be that yours has dropped in value (since the 1 bed was valued) - or just the vagaries of valuations. Depending on where you are a flat may be expected to
go at home report value or a lot more.

vintedandminted · 02/09/2026 22:56

Surely it's the same amount as your buying exactly the same space. If everything else is the same, floor outlook ect the only difference is an extra wall. One or two bedrooms is a buying preference just as a bath v a shower might be.

mondaytosunday · 03/09/2026 00:22

Aren’t properties now priced per sqm? So they should be the same. A two bed of only 46sqm is small - I own one that’s 56sqm and I couldn’t imagine it smaller and still be practical - there’s no strange in my flat as it is! I’d probably at it and start making into a one bed.

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