Is it cost effective putting in an ensuite?

[OneInEight]

We have a large family bathroom that desperately needs updating. We are arguing discussing about dividing into two and having an ensuite for our bedroom as well as a family bathroom. We do see ourselves moving on before too long so really want to know opinions on how this would affect the price/saleability of the property (we only have 1 bathroom & 1 cloakroom currently for 3 bedroomed house).

If you are moving soon, don't bother. Our buyers were pleased that we had 'only' 1 bathroom and 1 shower room for a 5-bed; he actually said 'great, fewer bathrooms to clean!'.

you won't recoup costs. Leave it for the next owners to do exactly what they want, just make sure everything is clean, functional and not leaking.

I think in a three bedroom house you wouldn't recoup the cost. I wouldn't expect a 3 bed house to have an en-suite although I definitely would want a second loo, which you've got.

Otoh, I wouldn't buy a 4 bed house unless it has an en-suite or 2nd bath/shower room, as well as another loo. We used to live in a 4 bed house with only 1 bathroom plus downstairs loo, and when we came to sell several viewers commented about not having an en-suite. In the end the couple who bought it apparently then converted the smallest bedroom into a bathroom for the main bedroom.....

If anyone mentions your house not having an en suite, you can always point out that the main bathroom is big enough to be split.

I don't think an ensuite in a 3 bed house would necessarily be more attractive than a good sized family bathroom, particularly as there's already a downstairs cloakroom.

Not if it makes the main bathroom much smaller. Large bathrooms are much better for families as easier for kids to all pile in bath/ baby bouncer on floor when parent showers etc