Do en-suites add value?

[Newlooo]

I have a one-bathroom, three-bedroom flat in zone 1/2 borders in London. There is space for an en-suite (it’s about 1100 sq ft).

Would the en-suite add value? I don’t need to make a profit on it, but I would need to make the cost of the en-suite back as I am planning on selling it within the next year.

If I don’t sell it, I will let it out and I’m also wondering if having another bathroom would add rental value?

I worded that a bit awkwardly - what I mean is, would I break even on the cost of an en-suite if I put one in?

And also - would it maybe sell more easily?

I guess it would add value, possibly both for sharers and families. But would it be a realistic family flat? Does it have a garden? That's the most important thing for most families with a child or two.

It does have a good sized garden so could be a family flat - but it has only one bathroom, which I think is a bit of a problem? But I’m not sure if a buyer would?

Echo what pp says about a purchase / family flat.

For renting - definitely valuable. Even as a London renter back in the day, most flats had ensuites so one of us had the ensuite, one if us had the family bathroom as our own.

What would you be losing to accommodate the en-suite, and have you had any prices through for the work? If its not situated near any existing plumbing I would think it could be a lot more expensive.

I think if you can put an en-suite in and still sell it as a flat for a couple with 2 children, or rent it out to 2 sharers at a competitive rent for the area then go for it.

In other words, 3 sharers would probably not like to share 2 bathrooms as it's not equal.

@mobear

What would you be losing to accommodate the en-suite, and have you had any prices through for the work? If its not situated near any existing plumbing I would think it could be a lot more expensive.

The existing bathroom is next door to the bedroom the en-suite would work best in. We’d lose a wall of pax wardrobes plus a bit extra floor space, but I think I could fit the wardrobes in somewhere else in that room or add them neatly in another.

So we’d lose storage - but it’s freestanding storage.

I haven’t had any quotes at all, though, so I have no clue of the cost!

Another idea for layout would make two big bedrooms, two good sized bathrooms and a bigger living space (so losing a bedroom).

Is that better than three bedrooms and 1.5 bathrooms? I have no idea! Guessing a family would rather three bedrooms, but sharers would rather two??

For me when we were house hunting I didn't care about an en suite but I did want two bathrooms/toilets. A downstairs loo and one bathroom would have been fine; a full bathroom and one with a loo and a shower would be even better.

Don't lose a bedroom! If the flat genuinely is family sized then I'd add a small en-suite. Is the kitchen separate?

The kitchen is separate but there’s no room for another bathroom / loo except for an en-suite unless we lose a bedroom. It’s all on one level, no stairs.

I want to do the extra bathroom for my own preference - but only if we’ll make the cost back since we won’t be there long term (we’ve owned it for about 3 years now though).

So hard to know what to do!

With a separate kitchen and a garden it does sound like a genuine 3 bed then - so I'd have thought an en-suite would at least recoup the cost, and make it more saleable.

I may be unique in opinion, but browsing the market lately for a 2 bedroom flat/house with a view to starting a family. There are so many lovely new build apartment blocks near us that have 2 bedroom apartments with 2 bathrooms (one en-suite) but then a small living space and hardly any storage space! Maybe fine for sharers but much less ideal for a small family.

I'm genuinely now considering buying off-plan and asking them to put in the plumbing for an en-suite (for flexibility when it comes to selling) but leaving the space a blank room we could use as a storage hideaway / laundry room / closet.

I have drawn maybe the worst attempt at a floor plan of all time

I haven’t really adequately sized the bedrooms! The one on the corner that leads off the garden is the largest, and that’s the one that I would put the en-suite in. The room with no label is the current only bathroom.

A prize if you can actually understand the terribly drawn floor plan!

As I said, the flat is about 1100 sq ft, maybe slightly more, and the garden is a decent size.

The flat is a bit of a box with lots of windows, so some potential to change layout. The hallway is quite big too; maybe a bit of a waste of space? Although it feels nice.

It looks from the diagram that the bedroom on the right leading into the garden is the biggest? that's the one I'd add an ensuite to as it's the "master", not the smaller one in the corner. Can you be clever pinching a little bit of space from the bathroom / the bedroom to make it work?

Yes I think it's a great idea but it depends on the value of your flat now. If you are in zone 1/2, then I imagine it's a fairly pricey property and spending £10-15k to put an en suite would probably be worth it, and maybe expected. It would certainly make it more desirable.

I’d get an estate agents view. If you really only planing to be there a year don’t make other changes like losing a bedroom.

An en-suite is likely to add value, yes.

Do you own the freehold, if not have you checked if the owner needs to give you permission?

Thank you everyone! We have a share of the freehold. We haven’t tinkered with the layout or done anything structural etc before, so I’m not sure if I need to speak to the other freeholders first?

I’ve missed hallway cupboards etc off the floor plan and haven’t drawn it perfectly accurately - but that’s approx what it’s like!

The smaller bedrooms are both doubles (one is just a double) and the larger currently has a king bed in it.