Extension planning, minimum double bedroom size?

[Zarara]

Hi we’re planning a 2 storey side extension to allow for a larger kitchen/dinner utility room and playroom downstairs. The house currently has 3 bedrooms no en-suite. I think that given the proposed size of downstairs we have to add a bedroom and en-suite upstairs to balance the house. The problem we’re having is that due to the house configuration we may end up with one large bedroom, en-suite, walk-in wardrobe on one side of the house and 2 small doubles and one single room. For a house of this set up what would you expect from the upstairs and what sort of size bedrooms would be the minimum.

Due to the cost involved I’m wondering whether to scrap the first floor work if we’re going to end up with a small upstairs anyway??

I can’t decide what would be best, any opinions??

we were trying to work out similar stuff. Spoke to a concept planner who drew it all up to scale for us for £45 per hour . Worth every penny as she knew the sizes required and came up with some suggestions we'd not thought about best £200 I've ever spent ( that wasn't on handbags) as she fixed every dilemma we had. (we set time cap at 5 hours and she was under it) google her - Karen at OnePlan

it depends what is going to happen to small doubles and a single if it is 3 children each with own room it is fine because the small double will probably have a single bed in it, if one small double is an iccasional guest room just having room for a double bed and a small space for clothes will be fine
if a couple are going to be permanently using the small double it will be a squeeze
personally I think main bedroom with ensuite and 3 further bedrooms with a decent size family bathroom is fine, bedrooms need to match living space no-one wants a 4 bed house with a dining kitchen that can only just seat 4-6 and a small lounge unless its a HMO for students it doesn't work for a family a 4 bed house should have 2 reception spaces which it appears ours will with a palyroom that could become a snug / 2nd living room or study in the future

Depending on the house, but if the upstairs walls are stud partition then it S easier to redesign the upstairs rooms and level up sizes. Seen it done and was brilliant but the architect did it

@itsUnderMyPillow did you use the planner instead or as well as an architect?

Thanks we have 2 kids so single beds for the time being but I don’t know if people expect 4 good sized doubles if they were to buy a 4 bed. I’m thinking about the resale price. I’m worried that we’ll end up overspending on the extension and still end up with an undesirable arrangement. We plan on staying in the house for the foreseeable future but still want to make good choices.

I wouldn't expect 4 doubles, when we were looking for a 4 bed it was with the expectation of 3 doubles and a single you could comfortably fit more than a cot or desk in- so a proper single, not a box room.

Nobody wants 1 double and 3 singles but 3 doubles and a single is fine 2 doubles and 2 singles would be pushing it especially if more like box rooms, very few people wanting 4 bedrooms actually require 4 doubles

Thanks, the master would be 3.4x3.1 second 3x2.5 excluding built in wardrobe, third would be 2.7x2.9 and fourth would be 2.4x2.9 do you think these sizes would be ok?

@fastliving
we didn't need to use an architect as well, as we were using an existing shell and our builder worked off Karen's drawings. It was reworking the existing space and an unused area that we hadn't broken through into before.

I see...thanks its

Just to be clear: if buyers have a choice between a house with 4 decent sized bedrooms and two bathrooms, that’s what they will prefer that. Single rooms are not a selling point. People put up with them if the rest of the house ticks all the boxes. I would always go with the biggest bedrooms you can. It’s simply more desirable.