How would you change this floorplan

[tigerbread20]

Viewing this house tomorrow and current floor plan gives me a headache.
We need to end up with 4 bedrooms and preferably an upstairs batheoom/minimum of a toilet. Also want open plan large kitchen dining area.
Its a semi with 100ft garden and 20ft drive, happy to use loft too.
Planning has been granted for various extensions in the road so suspect most options would be OK.

How would you work it?

Oops!

Oh dear. Main Bathroom off a dining room? Just No. What fun when diners/guests go to the loo!

All you could do is make an upstairs bathroom from a bedroom and extend over the extension (granny annexe?) for more bedrooms and another bathroom. It would never work for a me unless it is very cheap. I find bedrooms without handy bathrooms on the same floor a total turn off. I would not spend the money on this either. It will cost a lot. It has two kitchens. So that will not be cheap to rectify either.

That is an interesting layout, I can see your quandary!

I'd make the current dining room an office or snug or something, you might need glass doors or just an arch as there's no windows.

Original bathroom/kitchen becomes utility and toilet, and hallway to kitchen diner, with the kitchen taking up the kitchen and bathroom space. End bedroom can be office/snug/sunroom/bedroom etc.

Upstairs, I'm assuming you can build directly on top of current extension. Bed 3 becomes family bathroom and hallway to new bedroom and master bedroom with ensuite.

You might consider moving the stairs from the middle to along the side - otherwise the current dining room is going to a wide hallway and soooooo dark. But I really think this is where an architect is essential. Utility room upstairs if you can...

Turn the annexe into large open plan kitchen diner. Turn bedroom 3 into a bathroom and corridor then build 2 bedrooms over the annexe.

Just beware that the chances that the foundations of existing extension won't take a second story. You might be lucky but it looks like a cheap job. So your starting point needs to be demolishing and spending £150k on a two story extension.

It's not cheap, but we are in an expensive area. This is around the 500k mark.
The Annexe and 3rd bedroom were added 10 years ago.
I was thinking of a downstairs layout similar to Nachos suggestion, bedroom 3 become a bathroom and add 2 rooms in the loft, which is what the neighbour has done.

The only reason I'm considering it is because the size plot is unheard of round here and its the same area my children go to school, where we never thought we'd be able to afford so I'm desperate to make it work!

Depends on you budget and how big the loft is - could.you fit two bedrooms and little shower room up there? Turn one of the bedrooms on the first floor into a bath room. I'd be tempted to split middle bedroom on first floor into main bathroom and en suit for biggest room if you could fit door in that wall space?

Downstairs, I'd knock down all parting walls in extension and make a huge kitchen/diner/family room there. One up a nice hallway space and create second living room/playroom where the current dining room and kitchen is?

*open up

Don't compromise too much, if the house isn't right for you just wait for one that is.

Will have 80k initially. Probably another 40 in 2 years.
This is the neighbours loft conversion. Our 4th bedroom is for our au pair who we will only need for a few more years and she only expects a single room.

It’s really a 2-up 2-down with a maze of an extension. The rooms facing the side of the house are likely to be dingy too. Is this the general housing stock in the area? Or can you get a 30’s semi? Those are super easy to turn into 4 beds, 2 bathrooms, large family room, downstairs utility and loo etc. Just have a really good layout.
Or even a period house built on a bigger scale (wider with a hallway but could be a mid terrace) would lend itself better to what you’re after.

@NachoNachoMan’s idea has potential

We've had an offer accepted on 2 30s semis and both times the sellers have pulled out. However if we go for one of those style houses we get a postage stamp garden.
Feeling a bit deflated that for half a million this is the best we can get, oh the joys of house hunting! I'll report back tomorrow if it's totally unworkable

Give the front room to the au pair as a bedroom for a year or two, then you only need 3. The whole extension becomes kitchen diner. Middle room is a snug. Upstairs middle room becomes family bathroom an en-suite and staircase to loft conversion.

What an odd layout, the bathroom would have to move certainly, maybe you could move the stairs too?

I would not buy unless 50 k cheaper than a 3-bed semi with a traditional layout because your going to spend at least 50 k more to make this into a 4 bed with a decent layout than it would.cost you a 3 bed semi

Looking at those plans, the main thing concerning me would be lack of light. Is it an end of terrace? It’s long and potentially very dark with windows mostly north-facing. Is there any potential for windows/glass to be incorporated in the annexe roof? Then you might be able to break through the walls and turn the whole thing into an attractive kitchen/diner.
That would mean not building over it on the first floor though, but instead converting the loft. From the neighbour’s plan it looks like there is a fair bit of space there. Again, how much light can you get in there? What are the planning rules around modifications to the roof (windows, dormers?).

If you're going with two bedrooms in the loft I would turn bedroom 2 into a bathroom, not bedroom 3 as you will need a corridor to the new staircase anyway.

We've been to see it and definitely crossed off the list. Think I'll stick the looming at the 30s semi I love!. Thbaks all