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.

How many people and ages will be living them, and will any of them be working from home long term?

I’ve no desire to be lying in bed hearing -& smelling- DH emptying his guts.

That's why you ban him from using the en-suite . (No joke, I know a couple who actually did that.)

I think turning the current master into a family bathroom would be absurd though. It'd be ginormous! Using that area for a bathroom and a bedroom/study might be an option though, but it would mean you lose the really big bedroom you currently have.

A second bathroom in the basement isn't unreasonable, so long as the plumbing works out.

3 bed with one bathroom and 1 en-suite.

Personally, I would be put off a 4 bed if it only had one bathroom.

Current building regs aren’t retrospective so you can do what you want with the cellar.

What do you mean? Surely to be officially classed as a bedroom it would have some regulations attached to it.

Using that area for a bathroom and a bedroom/study might be an option though, but it would mean you lose the really big bedroom you currently have.

No because the small bedroom would be extended into the landing and would roughly the same size as the bedroom that was lost.

You don't need planning permission for a basement conversion. Building regs get signed off though - mainly to do with fire safety?

You need mains wired smoke detectors and a fire escape of some sort.

So it's not a terrace house?

You could put in a different staircase to the middle floor and split the current master bedroom into half study half bathroom?

4 bed (well, 3 bed plus study. Or maybe super tiny guest bedroom? 🤔 Idk.)

I personally do appreciate a 2nd loo (is there one downstairs? Was this already mentioned?) but I'm actually not too fond of en-suites that lead (directly) to the bedroom... Especially if it's a windowless one! (the ventilator starting to hum whilst SO is taking a shit in the middle of the night drives me crazy whenever we're in a hotel. Wouldn't want that at home!)

If the basement was previously a self-contained flat, does that have a bathroom or WC? I think another toilet would be useful but as a PP said, probably more useful if it's on a different floor to the main bathroom, especially if the house is on 3 levels (or poss more, when the basement is complete!).

I do get your point about a really small bedroom, but I'd be wary of losing a big master bedroom (and the costs of moving/installing the soil pipe and water pipes to a new room).

Sounds like an interesting project though, good luck with the renovations OP.

I think as far as selling a house goes, you can say just about any room is a bedroom as long as you feel able to say it with a straight face. Rules are more strict for renting out.

Attached is my idea. The new master is about 3 feet narrower than the old master, but has the en-suite. It seems a bit short on window size though unless you add a new one opposite the chimney.

The new small bedroom/study, carved out of the old master, will be a similar size to the current small bedroom perhaps a bit bigger. There's room for manoeuvre with exactly where you put the walls, it might be hard to put a bath in the new family bathroom where I have it.

On the other hand it would be simpler to just put an en-suite in the existing main bedroom.

Again I really like that idea but the bathroom would be too tiny.

It’s current dimensions are - 3.48 x 3.48 (11'5" x 11'5")

I think with your plans to do the basement at some point then go for the ensuite. Also do what you want to live in and what Works for you, not want you think buyers will want unless you’re planning on sell ASAP

I think with your plans to do the basement at some point then go for the ensuite. Also do what you want to live in and what Works for you, not want you think buyers will want unless you’re planning on sell ASAP

I don’t have a family and probably never will, sad but true.

I know it’s not my forever home, it’s a 3-4 year home and then I hope to sell at a profit to move to the area I’d really like to live in. Currently even at my top price I’m still a good 40K away from a small/average sized house there.

This house though is a nice area and near to schools and a 10 minute walk to the centre.

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

Not for everyone. We are a one bathroom household of two adults and two teens and it's just not a problem. I'd take the spare room over an ensuite any time.

If you are renovating for profit be very careful you aren't spending too much to recoup, you need to carefully research which would sell for more, I guess Zoopla is your friend?

In your place, I’d figure out what you can do with the basement first. If it can be a “workplace” area that could also be used for guests, then it would make the debate redundant:
if it’s accessible from inside the house, then you don’t need the en suite, and you’d be better leaving bedroom as is to save your money.
If I were buying, then useful extra space in basement would be far more valuable to me.
You’ll need to sort electrics, damp etc in the basement even if you don’t use it. And by the time you sort plumbing and shift walls about etc you might find the basement conversion won’t cost you much more.

I would be attracted to the ensuite.
However, getting rid of a bedroom could potentially have a massive impact on the value of your home. I think you need to get imaginative. Could you not divide one of the bigger bedrooms in 2? Or, if it is big enough change the existing bathroom into a bedroom and put both the new bathroom and new ensuite into a bigger room?
Ask an estate agent.

4 bed or 3 bed and 2 bathrooms, but definitely no ensuite. I hate the idea of people having to walk through someone else's bedroom for the toilet because the bathroom is already being used.

3 bed 2 bathrooms. The second bathroom is already in and it's easier to get a bedroom than an additional bathroom.

4 bed (small set up as a study), I currently have a 3 bed with en-suite and would gladly give up the extra shower to have somewhere to put a desk etc. As long as there's a downstairs loo?

Definitely not en suite. I’d use that little area to store bedding and towels, Hoover and ironing board etc. Looks like a great space.

I managed to fit an en suite in a space that's 1.2m wide and 4.4m long. Walk in shower, wash basin and toilet. There is also a full size family bathroom.
Small bathrooms just need careful planning.

Actually with a 3 story house that box room would make an ideal utility room!!! Washing machine, tumblr dryer, drying rack, ironing board... the plumbing is there next door!

I dislike en suite so would dismiss it without a viewing, but I imagine most people strongly like en suites.
Tell you what I'd like instead of en suite: a walk in wardrobe!!
Good luck with your plans.

If I needed four beds I would want decent sized rooms plus a second bathroom - a baby may fit in a box room but they don't stay babies for long.

I wouldn't be without my en suite. I think it's expected now