Knocking load bearing wall between 2 small reception rooms

[Whyareweallhere]

Would knocking through a load bearing wall between 2 small reception rooms add value to a house?

Only if it's done without breaking fire regs and if it's done safely with SE calcs and the correct RSJ - and obviously if it's done for a good reason.

As above, but it will be desirable to some and not too others. It is not a banker in terms of adding value.

Personally when looking on RightMove I go straight to the floor plan and disregard properties that have knocked through like this! Prefer separate rooms. But to someone who wants it, it might be valuable. Don't think it's as clear-cut as an extension or new bathroom in terms of value.

Totally depends on how big the rooms are and what other downstairs rooms you have. And personal preferences too.

It's probably more likely to just make a property more saleable if the two rooms are small. Not sure it actually adds value.

Thanks everyone.

The rooms are very small and in a mid terrace 2 bedroom house. The other room downstairs is a small kitchen.

Spirit- When you say more saleable rather than add value, do you mean easier to sell quicker?

I have done exactly that , load bearing wall between tiny kitchen and living space , it's opened the area up , made it lighter and brighter , much more modern and fitting to the local area . It made much better use of the spaces involved and allowed a better kitchen to be installed . The quality of life is much better living in it now .

I did use building control under permitted development , had calculations done by a structural engineer, and builders followed all rules to the letter.

I sought advice from several local estate agents as to the estimated value of the property before and after work ( using several options of restructure before work commenced ) to ensure as much as possible that it would give the property an uplift in value

When you make structural changes and totally change the lay out plan of a property people will either love it or hate it , you simply can't please everyone and you have to do what you feel is best for you , see what sells well locally on right move , do your homework , compare property layouts and prices . Ask local agents advice as to what is in demand and difference in values

Burnt- Thankyou. I’m glad you enjoy the space you live in now.

There are 15 houses in the street and all of them have their walls knocked through apart from ours and one other.

I have already asked estate agents wether it will effect value and they said no. But I wanted to check here to see what others had done.

Whyareweallhere

Yes. When you come to sell it, it may be easier to sell than the same house that isn't knocked through. So, easier to sell but not necessarily adding financial value to it.

We knocked through two ok sized rooms to make one large living room. The back room was dark and dingy with a tiny window whilst the front room had a huge bay window. It's one gorgeous light, airy large room now and we have no regrets.

It's very individual whether it would add value. For some they may prefer two rooms in case one works at home and needs a study whereas for a family they may prefer a large bright room to spread out in.

Could you knock through the kitchen and the nearest reception room? A large kitchen with seating is more far desirable than a large eating and sitting area with a separate small kitchen. Younger families tend to prefer this layout. (And me - and I’m not young!)

You really need to define small.

I've seen loads of knocked through rooms that are 3.5x4m individually, becoming a 4x7m room.

I think lounge diners of this size are usually poorly laid out. Sure, the space looks big, but you gain very little. Friends of mine reinstated their dividing wall, because they couldn't get good use out of either end of the room.

A kitchen diner is a much better development - even if you just open it up and improve the flow.

Rather than knock through the two receptions I’d knock through sideways to join the kitchen and the reception next to it to make a decent sized dine in kitchen. Far better than the ‘through lounge’ and small kitchen.

Not a good idea IMO if you’re planning on making it into a large living/dining room. Better to enlarge kitchen to make a family sized kitchen with a sitting/eating area which seems to be what a lot of buyers want these days. And it’s always good to have somewhere to go and sit after a dinner party where you can’t see the dirty plates and washing up!

I think I would also be wary of copying everyone else on the street. 45 years ago our neighbours at home knocked through so some of these houses might have been altered 50 years ago. It’s not really modern living this century.

What pp said. If you’re knocking two living rooms, at least include shuttering so that they can be screened off if necessary. Is there any scope for a kitchen side return / back extension to make that bigger instead?