Upstairs layout/bathroom help - plans included!

[harrietm87]

We have just bought a doer upper that needs a total refurb. It's a Victorian end of terrace with 3 double bedrooms and a single. There is currently only one (small) bathroom. We are converting the current kitchen downstairs into a shower room (and the reception at the back will be the kitchen).

The problem is that the upstairs bathroom is really small and poky. I could live with it but DH wants to knock through into the adjoining small bedroom and make a big bathroom. I'm loathe to lose a bedroom (and would quite like a study). I'm pregnant with our first child (would like to have more than 1) and we need to have a guest room as parents live abroad, so the other 3 bedrooms are accounted for. We may do a loft conversion in future and would add an en suite bedroom then.

So my question is what should we do with the current bathroom? We're not planning to move, but if we did (before doing the loft) which would add more value - a 4th bedroom or a big bathroom?

(Or should we add an en suite to the current master bedroom, which is massive?)

Sorry so long - all thoughts and advice welcome!

In a house with that layout I would definitely go for utility & downstairs loo not a downstairs shower room. Space to deal with all the laundry that children create is v important IMO.

Upstairs I would go for a bigger bathroom along with the three bedrooms unless you absolutely need the 4th bed. Drainage is likely to be tricky to get an ensuite in the master but not impossible, depends where the existing soil pipe is and where the main drains are.

Is the downstairs bathroom still a no if it is also a utility? We were thinking of that anyway as there's room for the washer and dryer in there. Would having a shower too be seen as a negative rather than a bonus?

Feeling quite confused now!

I would do a cloakroom /utilitu with loo downstairs but no shower. My first though was no one will use a downstairs shower as there are no bedrooms. We have one as it serves our downstairs guest room and even it is rarely used. House that size needs downstairs loo, family bathroom and ideally ensuite or another shower room.

Depending on room size I would

Divide current master into bedroom /study-bedroom 4

Convert bedroom 4 into en suite to bedroom .

Reasons:
I prefer a more private bedroom at the back of the house over looking the garden rather than the road.

This option still gives 4 beds ( or 3 plus study) and 2 baths upstairs.

easy to rejig in future years when you extend into roof or to the side.

That should say

Convert bedroom 4 into en suite to bedroom 3

Thanks @Joinourclub that does make sense logistically re changing bathrooms, but we want our guest room to be the peaceful quiet one at the back of the house. It's quite small.

I'm pregnant with our first and need a room big enough for a cot etc, and then when baby moves into its own room I'd rather be next door than have our guests next door to the baby's room (bedroom 2) and disturb them at night (parents live abroad so expect they'll stay a lot). Under a bit of pressure to decide all this so it's done in time!

I prefer 3 bedrooms and a good size bathroom. Where I live downstairs shower rooms are popular as a lot of people have messy jobs/outdoorsy hobbies

I'd still consider my option!

Bedroom 3 with small ensuite for guests in bedroom 4.

Steal a bit of bedroom 4 to enlarge family bathroom

When baby needs its own room then divide the large master.

And then ultimately go into the loft for your master.

I don't actually like ensuites ( I don't want to hear my husband using the loo while I am in bed!) but think they are good for guest rooms to give guests more privacy.

What size is the bathroom? Is it pokey due to the layout? Pinterest small bathroom ideas. I would go with the shower downstairs rather than lose a bedroom. Four bed houses are in a different price bracket to three beds, certainly here (South East).

Mark out size of en suite to see what you are left with in main bedroom, and check plumbing with builder. It's now on wish list for two en suite bedrooms apparently, so loft conversion with another en suite in years to come will just be the norm!
Bad grammar, as rushing to get to work!

If the space downstairs is big enough for a toilet with shower AND utility then I would definitely put a shower in! Make it big enough to put a clothes airer in though and put in a decent extractor fan - this will help with the baby laundry. (And ikea mulig would be good)

If you have two kids before doing the loft then you may we'll end up with guests in the living room and a downstairs shower would be helpful then - ditto if anyone in the family becomes unable to manage stairs.

Is the downstairs bathroom still a no if it is also a utility? We were thinking of that anyway as there's room for the washer and dryer in there. Would having a shower too be seen as a negative rather than a bonus?

This is a bonus for me. Extra shower is always good and useful for washing off mucky peolle/animals!

When baby needs its own room then divide the large master

Nooooo it's a travesty of divide the beautiful large front rooms :-(

I love my ground floor shower, get up and get a cuppa and no trekking upstairs to have a shower!

I don't think having one devalues your property.

It's definitely personal preference but if you're not planning on moving for a long time, then you need to do what suits you.

For me personally, I quite often discount house with a downstairs shower (with other reasons as well!) because I hate them! Utility room, downstairs loo, family bathroom with bath and an ensuite shower are an essential for me though.