What would attract you more in a house

[Atthrpointofbreaking]

A 4 bed and 1 bathroom however one bedroom is very tiny (single bed and drawers and you’re done)

Or

3 bed with 1 bathroom and 1 en-suite

Just don’t want to do something to a house that is going to devalue it.

It really depends on personal circumstances. I need 4 bedroom due to my children but if it was just me and my DH I would prefer the ensuite. What is the target market? Is it in an area or have a downstairs layout that is of appeal to families?

Tough one, I would say 3 bed en-suite. That’s my preference because I wouldn’t want to share a bathroom with my kids and their friends when they got older.

I'd prefer the 4 bed probably, to keep the little one as a study. I'm not bothered about sharing a bathroom though!

I’d prefer the 3-bed with an suite.

4 bed everytime. Gives you more options

3 bed with 2 bathrooms. I bathroom for a 4 bed family house seems too small. Assume there is no other toilet when suggesting this?

The 3 bed.

If I needed a 4th bedroom, I'd be looking for one that functioned better as a bedroom.

If there is a downstairs toilet then the 4 bed. If not 3 bed.

I bathroom for a 4 bed family house seems too small
Pretty much every house was built with one bathroom until about 15/20 years ago when en suites became fashionable.

4 bedroom. The buyer can always turn it into an ensuite if they want one. But now, with people working from home more, that extra room could be useful as it is.

Is there a 2nd toilet downstairs with either option?

4 bed.

I could use it as an office or dressing room or practice room.

I’m not a fan of en suites...

Meant to add, with working from home likely to become a "thing" from now on, I'd keep the small room and market the house as having a 4th bedroom/study/home office.

4 bed, I don't like ensuites and would like a boxroom as a craft room or study.

I do not get the obsession with en suites. Extra lav, yes (downstairs, upstairs, somewhere is handy if there are more than about 3 people living in the house). An entire en suite, just don't get it.

With a large family I'd opt for an extra bathroom, but not one accessed off a bedroom.

Sorry should have said no further toilet.

Bedroom 4 is 2.63 x 2.03 (8'7" x 6'7").

There is scope to put another bedroom in the basement (has a window above ground level). But with costs of adding installation/getting it to building standard regulations it’s not really a possibility at the moment.

4 bed as long as there is another toilet in the house, don't get the trend for en suites!

Very important question - do you have a downstairs loo?

Many people need a home office and a small bedroom is ideal for that or as a nursery.

I would say 1 bathroom and 4 bedrooms. As a family of four one bathroom is enough and the 4th bedroom would be massively useful as guest room / study or other option. 4 bed is the most versatile so to me had the most potential. Two bathrooms isn't vital and is less versatile imo.

Can you split your current bathroom into separate WC with handbasin then bathroom next door - no one shitting in the room before your bath - bliss!

I'm guessing from your OP you're doing renovation work. Could you look at the prices of 4 beds in area, vs the prices of 2 bed plus en suite?

Having these ball park figures to hand would be handy to help you know if it is worth the cost of doing one or the other. I would prefer 3 bed with ensuite. But if I had a larger family maybe the 4th bed would sway me.

Meant to add, with working from home likely to become a "thing" from now on, I'd keep the small room and market the house as having a 4th bedroom/study/home office.

Study would be going in the basement, has patio doors with a view into the garden.

3 bed with en-suite.
How big this small bedroom in square metres?

With those dimensions bedroom 4 would only just fit a bed in, no wardrobe, so it's a study realistically. 😊

Feel like I’m not making the best use of the space