Adding a new bathroom... Where to put it?

[Babiesandboardgames]

Hello
I have a dilemma about adding a new bathroom to our house. We are hoping to do this in order to sell it (there are loads of properties available in our area, very few have 2 bathrooms so we think this will give us an edge)
Current house
Has downstairs wc at front
Large kitchen, maybe 11ft by 11ft
Large l shaped lounge
Upstairs first floor
Decent sized bathroom, maybe 7ft by 8ft
Two double rooms around 8ft by 13ft
One small box room 7ft by 7ft
Second floor
Two very badly converted loft rooms (not bad floor space, but veluxes and very low ceiling, only suitable for storage or kiddie rooms)
If you were me, what would you do?
Option 1... Convert downstairs loo into wc and shower room (would be small but with a bit of carpentry and plumbing would be relatively easy to do. Plus current tiles and grout are a bit manky anyway)... This is my preferred option as is the cheapest, but maybe the hardest if someone were to buy the house?
Option 2: convert upstairs bathroom (quite a nice bathroom with a decent sized bath, good shower and good sink and toilet) into two smaller bathrooms, one with just a shower and one with a. Small bath, and use some of the double bedroom for space (my mum thinks is best but I think bathrooms would be too small and would make bedroom top small)
Option 3: convert loft into dormer room and add ensuite up there. This is most expensive but dhs preferred option as he thinks easy resale. I think would cost 10k more than just doing dormer on its own, whereas downstairs teeny bathroom with minimal tiles etc we got a quote for 4k.

Which option would you pick?

Thank you all :)

Option 3 - no brainer. Anyone after a 5 bed would assume at least 2 bathrooms. Although if you have a decent sized garden I'd also be looking to get plans drawn up for an extension. You currently have a very over balanced house which needs at least one more reception and utility and you might need to show viewers that possibility.

Option 3 - definitely

If you convert those two loft rooms into proper bedrooms with a loo, you are going to have a very top heavy house. Lots of bedrooms and very little living apace downstairs. I don't know if you will definitely get your return on it, as although you will then have a proper five bedroom house (if I understand you want to add dormers upstairs and make the rooms useable) you will only have one room for living in downstairs, even if you eat in the kitchen

I'd go with option one because if I were looking around the house; I'd be impressed by the number of bedrooms but reject it based on the lack of living space for all the people in the bedrooms. We moved a year before lockdown after living in a house like yours but without the two loft rooms (and the downstairs toilet!), and we are forever thankful we did so as we had so much more space to stop us being on top of each other during lockdown.

I like option 1. I think having a second shower downstairs works brilliantly. It is less fashionable and adds less value than having an upstairs 2nd shower, but it is perfect for our family. Much better to have one of the showers away from bedrooms so someone can use it without disturbing anyone sleeping, and great when children come in covered with mud. Also a handy place to dry umbrellas & wetsuits.

However you can see from this thread that I'm in a minority.