To think a second bathroom (ensuite) is more useful than a bigger bedroom?

[Whirlwindinacup]

Hi everyone, sorry for the long post! We bought a house last year with 2 large bedrooms and a box room and a huge family bathroom (15ft x 9ft). We had originally planned to move the bathroom to the box room and have a bigger third bedroom and possibly en-suite but because of the position of the soil stack, it would have been a massive job and only able to have a macerator toilet in the main bathroom. We also couldn't get any actual quotes as plumbers were so busy.
We decided to put a loft bed in the box room which has been working well but I had an idea to split the bathroom into a smaller bathroom and en-suite, with a door from the second bedroom to the en-suite.
I don't think this would be a massive job and would mean we'd have a good sized bathroom, ensuite, box room and another large bedroom. My Husband thinks having the box room long term is not preferable over my plan. AIBU to think this would be a good compromise for ourselves and future buyers if we did sell? We have nearly 14 and 12 year old boys and 2 good sized living rooms downstairs so plenty of space for friends in the future.

Most people would expect the master bedroom to have the en suite. However if that’s not an option then your plan sounds good. As a buyer I’d be irritated by the bathroom being larger than a bedroom.

Thanks @MatildaTheCat unfortunately the master is at the front of the house by the box room so would be the same issue with the pipework but I do agree. Anything we do will be a compromise I think!

Loads of MN hate ensuites, they're apparently vile, grim, dirty, unhygienic and essentially the same as shitting in your bedroom!

I think ensuites are fine as long as they have walls and a door. "Open plan" ensuites are not fine at all!

I don’t see the point if I’m honest. It hugely depends on your family. If you have guests a lot then it’s perfect, each got a bathroom. We are pre DC and for a young family surely it would all make sense just to use the one bathroom? I guess with older kids like you though the space might be welcome. Horses for courses

Good point, we would definitely have a door @Fizbosshoes!

@strawberryjeans that's a good point. We have managed with one for a year and it's been a bit annoying for a few minutes here and there but probably less annoying than cleaning 2 bathrooms all the time.

Do you have a downstairs loo?

If so I wouldn't bother

I’d go for an en-suite bathroom over bigger bedroom yes

@sylvandweller we don't. We only have one toilet.

@CurrentHun thanks, it's good to get different opinions.

Does whoever have that bedroom need an ensuite? I really only see the point if it's in the master bedroom. No point really if it's for use by a teen. I can only see it being useful if it's in the 'spare room'. For example, we have a family bathroom and 3 bedrooms, and then a separate area that has the 'spare room' for guests with an ensuite. It means that guests have their own space and don't need to use our bathroom or wake us up in the middle of the night poodling about in the dark.

In your case, I'd rather find a way to have a downstairs loo. Or if not, just make the big bathroom you do have extra nice - plants, maybe a dressing table, soaking bath, do something to make the most of the space.

Possibly worth the bother for a second loo, though I'd prefer it downstairs.

Good for older relatives, young children and possibly yourself in the future

Without extending we wouldn't have anywhere for a downstairs toilet. The master is only a bit bigger than the second bedroom, mainly because of the bay window so we could use the second bedroom as the master, we could still fit a super-king in there and would probably work well.

Here is the floorplan if anyone has any other thoughts.

Here is an option to make two bathrooms with a nice master suite and more even space in each of the kids bedrooms.

Can you get a skylight above the bathroom so the main room could have some natural light? Otherwise play around with where you can put windows to split the two bathrooms in various ways.

Thank you @cakeandteajustforme I did actually measure whether I could move the wall in the box room but because of the bay window, it would only extend it by 6 inches or so, so I'm not sure it's worth it. Thanks for taking the time to draw that, it's helpful to see different ways it could be re-arranged.

Can you fit a tiny downstairs loo under the stairs? We have lived with just one loo and its a pain so I'd def be in favour of squeezing a second loo in somewhere.

@NoIncomeTaxNoVAT unfortunately not. We have an old concrete floor with tiles that we'd have to pull up and we've just had under stairs cupboards installed. I think without major expense and structural change, the only option is going to be the second bathroom upstairs.
I did consider some sort of extension into the side passage downstairs but I think anything like that is going to be massively expensive.

I'd use the family room as the dining room, add patio door to the window in thay room, then block off the dining area (change rhe door) and have a utility and loo room.

Upstairs I've seen this layout before and they pushed the bathroom wall back to the halfway point then put in the area nearest the stairs a family dressing room. Doesn't add a bedroom, but removes the need for wardrobes in the rooms.

Hi OP. We have a similar layout (although also have a second shower room in loft conversion). I actually really like the stupid big bathroom now that we have small children. There’s space for a changing table and it doesn’t feel cramped when getting ready in the morning and needing a small child to stay in the bathroom with me whilst I’m having a shower. Once we are past this stage though I think I will reconsider the space though.

Thank you for the thoughts and suggestions, it's really helpful. We do tend to use both living rooms and the family room has the log burner so would have to move that. I suppose the majority of the house does work really well for us so other than not having a second toilet and having an unnecessarily huge bathroom, I'd try to avoid changing too much else so thought the en-suite off the second room would cause least disruption and give us a second toilet.

@rainyskylight maybe we should just save up for a loft conversion but we had a quote and that was big money and would have to move the chimneys so sounded a bit daunting!