Creating a downstairs bedroom with an extension. A terrible idea or the answer to our problems?

[Monr0e]

We are currently looking for a house. Due to circumstances and having 2 dc's in different schools we are quite limited on the area we are looking in. There also seems to be minimal properties out there at the moment. The ones that are coming onto the market in our preferred area within our budget are all very similar in design. 2 double bedrooms and one tiny 3rd.

We are considering building a single story extension. As the main thing we need is a decent sized bedroom we are thinking about making the extension a double bedroom with ensuite leaving the bedrooms upstairs free for the dc's. Just wondering if this sounds reasonable? Or a stupid idea? Or does anyone have any better ideas to make the properties work for us? DC's are 14 and 10, neither want to be squashed into a box room!

I will try and add a poorly devised diagram

This is a typical layout. The properties tend to have a drive way to the side. In this case it is on the left as you look at the picture. So the extension would be next to the hallway and kitchen.

What about doing a garage conversion?

Sounds ideal to me.

Why would it be a bad idea ?

We have thought of this as well but not many have garages. We are viewing 2 properties this week. Both almost identical in design with room at the side to extend, neither have a garage though.

Having the main en suite bed on ground floor and other bedrooms upstairs is quite common in USA

Is a loft conversion possible?

I thinks its a good idea, just make sure the design could suit being a second reception or a 4th bedroom

ooh, loving these replies!

I thought it might seem a bit off, probably because we are so used to going upstairs to bed. Barring bungalows of course.

A loft conversion isn't possible on these houses due to the pitch of the roof? Something like that. We have discussed it if a more suitable house comes on the market.

We were thinking it could easily also be a second reception room downstairs, just not sure how that would work if we put an ensuite in?

Can you design it so the ensuite can also be accessed from the hall in future - that way someone could convert it to a utility

I think that's a really good idea, it's definitely something we could try and do.

Also if you make the foundations and walls strong enough then you or a future owner could build a second storey on top of it - ask the builder what would be required

Potentially design it as a 'Jack and Jill' bathroom - so the house ends up with a downstairs toilet either going off the hall if you want your bedroom to be at the back, (which is what I'd do) or off the kitchen (which might be slightly less work for the plumbing). That way, if you don't want anyone else using it, you just keep the door bolted and you've not lost anything, but in terms of future use - be that by your family or after you sell - it can be marketed as having a downstairs cloakroom, which is a MUST for a lot of people and certainly a plus point for most people. It might be, that you actually like being able to use it as a downstairs toilet as well while you are there.

We have a downstairs room with an en suite wetroom built for a disabled previous owner. It has been invaluable over the years primarily used as a playroom for our DD's when they were younger but always had a sofabed in so used as a guest room also

I think it’s a great idea, and future proofing for when you are too old to handle stairs (if you’re there for that long!).

And agree the ‘bedroom’ should be designed so as to be converted to study or playroom (so no fitted cupboards) and the en-suite should have entrance into the hallway/kitchen for use as guest downstairs loo or utility conversion.

@Monr0e

This is a typical layout. The properties tend to have a drive way to the side. In this case it is on the left as you look at the picture. So the extension would be next to the hallway and kitchen.

What about turning the stairs around, be it 90 or 180 degrees. A lot of the houses here have done that.

And I'd get the room recorded on land registry as a bedroom. Then you can obviously legitimately market as a 4bed in the future.

We have a downstairs bedroom and wetroom as well for our disabled child . We have a cctv link with a camera in his room and a tv monitor in our bedroom as we live in a big old house and would never hear him if he needed us in the night so that is worth thinking about if your children are young.

Oh ignore that. Just remembered kids ages !

I think if it's a long term property then sounds feasible but if when you come to sell, most people would see it as a 3 bed property with an extended downstairs (with playroom / study), not necessarily a 4 bed and you possibly wouldn't get the spend back in value. If it works for you however and getting a return isn't not be driver, then definitely something to consider.

Could you afford to make the extension 2 stories? It costs around 1.4-1.5 times the cost of a single story but you would be getting a lot more space and would probably mean it would be easier to sell later, and you would probably recoup your costs.

I know someone who did this. Worked out fine, although they later regretted not going that bit extra and doing a double story extension.

Depending on the dimensionsyou could:
*section off part of the current living room to use as your bedroom
*convert the kitchen to a downstairs loo/wet room/utility
*extend sideways and have an open plan kitchen/dining/ living space

If you made the downstairs bathroom not ensuite, that would make it more flexible. We have a downstairs bathroom (our only bathroom) and it's actually quite handy having a bathroom downstairs.

I agree with pp that if you sell in the future, most buyers won't regard that as a 4th bedroom. I often see places with two reception rooms and one of those being marketed as another bedroom, and it really annoys me!

Great idea OP. Will you have lovely french doors opening into the garden from your new bedroom? Lush!