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.

Is this an older property 3 stories plus basement?

Put in a downstairs toilet (next to the new study?) and you'll be able to keep the fourth bedroom as it is.

What is your ground floor plan?

How old and how many people involved?

Based on my experience go for the 3 bed. But it's a very personal choice

Are we talking teenagers or almost teenagers hogging the bathroom? or we talking a family with young kids or planning on having kids in the near future?

Also how often do guests stay? And so a spare room is vital. Or is it being turned into an office.

This was my plan.

Just seen diagram - could you move the doorway of bedroom 2 and use the landing space to increase size of another room?

I wouldn't do that because both bathrooms are on the same floor with the other bedrooms being on a different floor! Not at all practical...

Sorry more context -

Ground floor - living room, kitchen, dining room
First floor - master bedroom, small bedroom, bathroom
Second floor - 2 bedrooms

Basement has 3 rooms, has electricity but no heating (self contained flat maaaaany years ago) but doubt in its present state it would pass building regulations to be officially classed as a bedroom.

But ultimately it would be a bedroom, living room and study

Sorry haven’t noticed that you’ve posted the dimensions already, it’s really small. I would go for en-suite especially as there is no toilet downstairs. 1 bathroom is not enough for 4 bed house, and even for 3 bed house. Bathrooms are vital.

I wouldn't do that because both bathrooms are on the same floor with the other bedrooms being on a different floor! Not at all practical...

There’s no way of adding a bathroom to the bedrooms in the roof.

Better off spending the money putting in another WC or bathroom elsewhere...

Moving all the plumbing to front of house expensive too!

I would put a WC and handbasin on top floor even if it's with a macerator then people can do teeth up there and night time toilet trips.

No room to have a bathroom in the roof.

4 bed - for me it's better to have more rooms and options for what to do with them

You would have to make one room smaller to but in a bit of corridor and just have a WC and handbasin.

There are many houses like this where I live and it's horses for courses I guess...

Our basement conversion was £30k

You could put an en suite in the top bedroom and make it a "master"
The one that is above the current bathroom.you can steal some of the space from the bedroom where they meet if need be.

Current building regs aren’t retrospective so you can do what you want with the cellar. It would seem a more sensible way of spending you money to put a study, bedroom and proper bathroom down there instead of of altering anything else.

I’m another one who doesn’t really get the en-suite trend.

Squeeze in a jack and Jill bathroom on top floor?

Any chance of moving the door of the master bedroom to top of the stairs and using landing for a tiny en suite?

3 bed and en suite

All else being equal I would choose the house with the en-suite. Just so that someone can have a bath or shower without having to worry about other people needing the toilet. I think houses where all the bedrooms have en-suites are silly, but one is sensible.

4 bed.
I’ve no desire to be lying in bed hearing -& smelling- DH emptying his guts. It’s bad enough from from the family bathroom down the hall.

3 bed with ensuite. We love our ensuite as it is nowhere near our young children so we don't disturb them walking past their rooms if having a shower when they're un bed. The family bathroom is used mainly by the dc so sort of like a bathroom each. I like not having to go out into the landing as well if I need to use the loo in the middle of the night.

MrsMcCarthysFamousScones your DH could still use another bathroom if you had an ensuite also. Sometimes mine gets sent to the downstairs toilet

We have a 4 bed (smallest bedroom much smaller than yours) with one bathroom and there was, at one time, 5 adults living here and it was fine! now there are 3 adults and we have a bedroom and an office each - which is just as well at the moment. A 4 bed around here will get more than a 3 bed with ensuite.

3 bedrooms and 2 bathrooms any day.

It is torture sharing a bathroom with children let alone teenagers and I'd never buy a home with one bathroom.

skylarkdescending like the idea but on the master bedroom floor that would block the access to the stairs.

Also the jack and Jill would cover the windows so neither bedroom would have any light.