How would you add a 2nd bedroom?

[kirinm]

So, we've been searching for a flat. Have currently got an offer in on one that we'll probably increase as it'll be going to 'full and final' on Tuesday.

But the EA has thrown us a curveball. We went to see a big one bedroom flat in Upper Leytonstone. They are expecting silly money because it does have potential to extend and it really is big. We are tempted but I'm not cry good at working out how things could look. Ultimately we need to make it into a two bed. A full extension would be a few years down the line but how would you change the space? The garden is big and it'd be nice to have the kitchen at the back.

How would you add a second bedroom?

I think this is how you could reconfigure it

I'm sure converting the cellar would be a hugely expensive process and it's only leasehold. DP works on those places with multiple basements and they sound like an expensive nightmare.

Just found it on Streetview and seen that you'd have other people's gardens on the other side of the wall, so probably no chance to put in new windows due to overlooking .

Yes, I too think that converting the cellar and then reconfiguring the ground floor is the only way, but it would be expensive and you've said that this is already top end of budget?

Not top end of budget, but it's one of the most expensive one beds in the market in a mile radius and we've got to be conscious of it being down valued by the bank.

We also looked at Fairlop Road and dismissed it because although they've got the kitchen / diner, they're using the living room as a bedroom and I hate the idea of that - plus it's actually the only access to the flat.

Leasehold makes it more difficult. There's also a fireplace/chimney breast in the bedroom and there may be issues with taking that out if you wanted to extend full extent of side return - obvs you'd need to make sure that the chimney breast/stack above was properly supported and again I don't know what the situation is with upstairs neighbours/leasehold.

One possibility - depending on guesstimate of measurements since the floor plan doesn't show eg width of inner hall - could be:

Leave lounge as is.
Go down stairs into centralish hall running towards rear.
On immediate right is small hall to allow access to cellar - also cupboard against external wall.
On immediate left is bathroom. Continue along hall.
On right is narrow bedroom with small window overlooking gardens (currently inner hall window).
On left is kitchen extended into side return as far as around start of chimney breast, with doors opening into garden (don't know how wide side return is...), and glass roof.
At end of hall is current bedroom, with door moved.

Of course, without the necessary measurements it's impossible to tell whether this is a possibility! It may be that you'd end up with a 90cm wide bedroom 2 .

I don't have anything constructive to add, but I seem to keep responding to your posts! Just wanted to say I am glad your search sounds a little more positive than it was. The estate agent photos are clearly trying to suggest you could do a side return extension, extend backwards or do the cellar and as it is share of freehold you may be able to arrange to do this. Would be expensive though. Typical estate agent, suggesting things without saying it, so though is absolutely no comeback!

Meant to say that the pros are that lounge and bedroom 1 stay essentially the same, bedroom 2 and kitchen both get natural light, privacy of bedrooms is more or less maintained. Cons are no natural light in bathroom (sun pipe?), kitchen partially overlooked from above, bedroom 2 could be very small, kitchen and bathroom could be very narrow depending on current dimensions. I also don't know how the split level would work out...

My DP and his brother are going to have another look (electrician and a project manager for construction company) to have a look again.

Ftm - I am determined to get somewhere in Leyton / Leytonstone!

This could work.

Could you make the make the main entrance where the widow is in the back hall.
Make the lounge the main bedroom and the kitchen into a small bed with a hall wayto the main bed. Bath stay put and back room becomes kitchen/lounge .
The cellar (if you aren't too tall) will be great for storage, maybe washing machine, freezers etc etc meaning living spaces are much less cluttered

More hall.

Damn, wrong attachment. Try this.

I'm sure you're well aware of this but you'll need the freeholders permission to do works. I'm sure you've factored that into your budget though.

I like the one you offered on and the other 2 bed, not sure why would you want to bother with the 1 bed flat, the layout is crazy and the cellar seems very low.

Is bedroom 2 for a future (or current) kid? If so I would consider the practicality of their room being far away from the master, and opening on to the kitchen. Just something to bare in mind with some of the layouts.

Thanks all. The only reason the one bed caught our eye is because it's so big and feels like it should have the potential to make into a two bed. The vendor is the freeholder and we'd already said to the EA we'd need something included in the lease that they'd be no issues with making changes given the price they're asking.

Tbh I prefer the two beds but when places are getting 10 offers after one viewing, you've got to keep looking at everything because the odds are against you unless you have stupid money to throw at things.

We've decided against the 1 bed. It's about £80k over every other 1 bed I can see on rightmove and realistically it's an extension which is needed unless you're happy to use the living room as a bedroom.

The one you've offered on is nice - good luck!

Primal's layout works well l think and then you would have basement for storage. We have a 2 bed house and you don't realise how much crap dc have! I'm pretty ruthless with culling but gp, aunt's etc all buying lovely, but big presents can be a problem.

Thanks Primal for the plan. Going to show it to my DP.

To be fair I probably would save up instead to do the side return.

I think that's what we would do. If our offer doesn't get accepted I might consider looking at one beds with room for a decent extension.

That should be 'offer on the two bed'