Does a guest bed need an ensuite to add value?

[lukewarm]

We're currently planning a ground floor extension to our 3 bed 1930s detached (2 doubles and a single), to add family and utility space, move the kitchen to the back, which would free up the old kitchen space as a guest bedroom.

The guest (4th) bed would be on the ground floor, but we're struggling to fit everything in, and also include a downstairs shower room off the guest room as well (without making the rooms small and poky). We have a downstairs loo already btw, its just the shower aspect we're struggling with.

So, MN poll - for a guest bed to add value, does it need to have an ensuite off it? Or nearby? Or would a nearby loo do?

It would be nice to recoup some of the cost (I don't think we'll recoup all, as we're just below the £500k at present, on a road where a proper 4 bed max received was 575k), so if the ensuite would make a huge difference we might compromise on space elsewhere. Argh, my head is spinning!

I would imagine that it would be listed as an extra reception room if there is no ensuite. Do you intend to move on soon? If not then I would just do whatever you prefer (and would suit you family as it gets older). One thing I would do is get the extension foundations made strong enough to put on a first floor extension if you or buyers wanted to later if that makes sense in terms of the location and style of the extension.

I think if the 4th bedroom is downstairs, then an en-suite, or at least access to a shower on the same level is quite important. Quite a few people would be put off by having the 4th bedroom downstairs, but the buyers who it would appeal to might well have an elderly relative for example and therefore would want a bathroom close to hand.

Thanks, wise mnetters. That's kind of what we were thinking (but hoping to ignore). Problem is, we have no idea how long we'll be here - could be 2 years, could be forever. A big enough first floor extension to add a 4th bed wouldn't be permitted, I don't think, it would just make the existing bedrooms bigger (nice but pointless in terms of cost/value added). Hmmmm. Maybe a tiny stuy/guest bed, but with ensuite, is the way to go.... (that or a winning scratchcard!)

can you re arrange the downstairs loo to fit a shower? getting a smaller sink, moving the toilet, small shower cubicle.
or have you thought of a wet room?

I agree with the earlier poster who said its likely to be an extra reception room rather than a bedroom if there's no ensuite.

I'd do what suits you as personally I prefer bedrooms upstairs to down, therefore the ensuite would put me off but also agree with the poster who said the downstairs bedroom with ensuite would appeal to elderly / those with elderly relatives.

Sorry, not much help really

No, I don't think we could fit a shower in the d/s loo. But a wet room... that's a possibility.

I also had a brainwave last night that we could fit a small 4th upstairs after all, by going out the front (double storey porch then bed above). This would mean two separate extensions though (front and back)! God knows how much that would cost! Maybe we would do one now, and one in a few years, although I guess it might be cheaper to do both at once?

I agree with you, tooblunt, re downstairs beds. A bit odd unless you have a special need. Upstairs is more versatile, ie family or guest.

More thinking needed I think... And a chat with a builder to get an idea of costs, gulp.

Neither of our bathrooms or the cloakroom is ensuite
much nicer to have two BIG family bathrooms that can be used in a flexible manner by both us and our guests

we are 1930 semi
took off the side and back walls and did the full shebang
cost it at £1800 a square metre of added floor space and you'll be about right

That's very useful to know, thanks! Which part of the country are you in talkinpeace2? We are Surrey, so just wondering if I need to add a south east premium to that rule of thumb figure...

Hampshire
we did our work three years ago
it came in at £1500 a square metre for two storey side extension, loft conversion, single storey rear extension and new conservatory
every steel you add in adds around £10k to your overall budget but the open spaces are SO SO worth it.

Thanks! I just need to keep imagining the end result now, to keep us going through the planning and building bit.... Will be back on this forum a lot I imagine!

Did you ever do this? I'm trying to do the same and struggling with floorplan! Can you share what you did? Thank you 🙏

Can you post a floor plan? We have significantly extended our 1930s detached in 3 different extensions and we have well over doubled it's value. I'm obsessed with 1930s houses, the options are endless 😁

Oh zombie thread, ignore my post!

@Scottishgirl85 I know it's old but I'm desperately seeking people who have successfully extended the ground floor of their 1930s semi! We are trying to extend the space to give us a ground floor bedroom I don't suppose you've done this on yours?!! 🤞🏼🙏

What sort of space do you have, @SatsumaZoom? We have a downstairs suite (bedroom, dressing room and en-suite) which is part old extension and part added by us. Our 1930s semi had a small galley kitchen extension on one side of the back, and a double room garage conversion with downstairs cloak. We kept the cloak (this is by the front door) and then squared off the kitchen across the back of the house - adding a utility, dressing room and en-suite to the back of the downstairs bedroom. If that makes sense!

@RinklyRomaine

This is a very out of proportion floorplan.
The family room is only 2.3m across so too small for a double. We are wondering about extending left to make it bigger, chopping off the right so the kitchen could have bi-folds out to the patio with a decent view of the garden. We were then thinking of adding a tiny ensuite and utility. (Small red boxes on left!) And knocking out the wall to make kitchen 5m across so big enough for a kitchen diner 🤔 but that puts a lot of doors in a load bearing wall and doesn't look right to me at all. I've attached a blank one can you draw yours on top?!

I think it’s location makes it not ideal as a bedroom unless someone is elderly. Or infirm and needs a downstairs room. Past that a room in that location would generally have another purpose, dining room, office, playroom etc.

I’ve seen the layout on here before and folks argue it’s not a four bed house,and the seller is pretending a downstairs reception is a bedroom to bump the price up and sell it as a four bed. An en-suite obviously removes that issue. It still remains though it isn’t where most people want a bedroom unless there is a physical need.

I've just drawn the most ridiculous diagram on that ever!

Our kitchen is now 40sqm, so the en-suite, dressing room and utility run alongside it. The downstairs bedroom was already there, so the other side of the stair case, which only works if you're building to the side as well as back?

Can you take a photo of the floorplan..... estate agent here and happy to help. I think if a bedroom is downstairs then it show have access to a shower room. Do you need the guest bedroom, or are you adding it for value? If for value, might it be better to have a study, or incorporate it to the overall living space downstairs...

Sorry everyone I think I've caused confusion by resurrecting an old thread!

@Tabasco007 I think the OP was quite a few years ago now I was just curious to know if she did it because I'm against a similar stumbling block.

@RinklyRomaine ah thank you yes that makes sense. The side front is a bit of a horrid location for a bedroom on our street sadly but I think if you were to flip the order of yours it would be similar. Do you just have a load of doors opening into your kitchen area? Does it work?!

We know we aren't adding value but we don't ever intend on moving, it's a bedroom for us grown ups so our two daughters can have decent sized rooms and a bit of privacy. (Not going to lie we want that too!).

Thanks for responding!

No problem!

Actually it's a bit more complex than that! The downstairs loo is next to the front door and not on that plan so the bedroom is not at the front. The hall then leads into the bedroom, lounge and kitchen. There is an open hall from the main entrance with coat cupboard, then into the kitchen and a door to the pantry. The other end has doors to the utility, garden and office. Seems a lot but the space is large enough that it works.

Obvs the dressing room and en-suite open off the bedroom separately. I tried to rough out a floor plan but I'm not capable.

@RinklyRomaine thank you, I understand, and I really appreciate you sharing that!