Would a detached converted garage add value?

[Applepie21]

my house is valued at about 400k. There is an oversized detached garage at the end of the garden. I have been quoted 15k to convert half of the garage into a livable space and a toilet. The finished space will be 3.6m x 5m and is intended to be an office atm. The space will be properly insulated including floor, wall, ceiling.. My question is, do you think i can recoup this cost when I sell. We are looking to move but have no luck so far finding anything. Another question is, what is the reality with an outdoor office, Will walking through wet garden during the wet months be off putting? The garden is quite small, about 12m long, if it matters. All opinions appreciated, Thanks!

I would not pay extra for that. As you say, it’s less convenient than a desk in the house, and I imagine an outbuilding will still be colder than the main house even if well insulated. I’d rather do away with the garage entirely and have more garden, personally.

What size is the house, 3 bed?
I would’ve thought that if it’s adding a ‘study’ space that isn’t already there then it would add some value. Would effectively be like those garden rooms for wfh people have put in if done nicely. Also depends on things like the ceiling price for your street tho.
I wouldn’t have thought wet garden was an issue - could put down stepping stones cheaply and some people prefer to have a wfh space separate from the house.

@TuftyMarmoset, the detached garage is already there. So it is not like I am making the garden smaller. @User2638483, the house is 3 bed detached. Price of houses on my street varies, from 350k for smaller 3 bed to 600k for 5 bed

If you cannot move and the £15k buys you space you or your family can use - then do it. Otherwise I would get at least 3 valuations before you spend the money. ( & they won't always reflect the selling price ) - so I would not do it as an investment - I would do it if you can afford it and it makes the house better for you. But if you have a spare bedroom someone can use as a study / office in the house if I were looking to buy I would use that rather than converted garage. (personally)

Friend of mine had an out building at the bottom of her garden but it was used for her husband to paint / studio / carpentry - but it was not for 9 -6 WFH. I do realise the WFH thing might attract people to that kind of thing but I would check carefully before spending that kind of money. I would not be attracted to it. But maybe someone will.

. What may be a half way house is get the quote and plans drawn up for "potential study / annex " and let the buyers decide - assuming all planning permission is OK - It may appeal to some and make your house more attractive.

I appreciate it is already there, but when I look at houses like that on Rightmove I am pricing up in my mind how much it would cost to knock it down. So would avoid a house that has a premium on it for having had the garage converted. Likewise conservatories.

I'm in London and garden rooms or offices are a big thing
I would very surprised if you didn't recoup the cost and more!

I would see that as a big plus.

I have one currently and I find I'm much more productive working there than in the house.

There's been a huge increase in people WFH recently so I think it would interest a lot of people (not everyone obviously).

A path running down to it is a good idea, apart from that all you need is a big golf umbrella and it's fine.

Also, I wouldn't label it as an office, there's so much more it could be used for.

It could be a playhouse for kids for example, or an outdoor camping area for teens, an outhouse for pets, a games room, a bar, a 'man cave', a studio etc etc

I actually want a garage so it would put me off. Not for the car just for storage.

Actually, on reflection , I am not sure walking down a small garden will make the space less attractive for an office type space but still if it were me I would be checking ( if you want to sell ) whether you would get the money back rather than it being useful for your family - I think I would get the plans drawn up & advertise it as potential office space with plans unless 3 reputable EA s tell you they will recoup the money. depends how quickly you want to move and what you can find to move to - the plans etc will cost something - but they are there in case you find something - if you embark on the project and find something - you may be stuck with with the building time. But again - if it suits your family it sounds like a nice thing to do.

Of course it would add value. In todays work from home society it would be a bit positive point for a lot of people. Its a good size space too, not a tiny poky office.

Naturally there will be some people who wouldn't want it but then they're not your target market, there will be some people put off by the garden or the location or the layout or whatever, but other people who like it, so it doesn't make sense not to do it because some people don't like home offices. For every person who wouldn't view because of it, there will be someone who only views because of it.

Exactly how much value it would add, you would need to ask an estate agent. Usually you get your money back and then some for an extension or conversion but possibly not..

@mayblossominapril

I actually want a garage so it would put me off. Not for the car just for storage.

It sounds like they will still have a reasonable sized garage, as only half being converted. Plus the home office would be suitable to store things in, probably more suitable for a lot of things as its insulated

I also don’t think I would be comfortable leaving computing/office equipment in an outbuilding from a security perspective.

I definitely think it would add value, especially in the world today with more people wfh. It also gives a potential separate space for teenagers etc depending on family needs at any given time.

I'd love to have a separate space at the bottom of the garden. I'd use it as a hobby room for painting and craft.

@TuftyMarmoset

I also don’t think I would be comfortable leaving computing/office equipment in an outbuilding from a security perspective.

Good point, plus I actually use our garage for its intended purpose.

I would do this. There's a lot of demand for garden offices these days plus it could be a teen hangout.

I'm surprised the quote is only 15k though.

Check with your LA planning department, usually permission is required for a garage conversion. Adding a loo, will be a lot of the cost, are you really needing a loo in there if you are using it as a study/WFH office, if the house is a few steps away? We “unofficially” converted our garage many years ago, just for a home office, no loo or kitchen, as the building is single skinned it was very difficult to retain heat. I think it will increase value as many homebuyers are needing workspace at the moment. Good luck with whatever you decision you make.

if adding a toilet I agree with pp.
you need to check with your la with tegards to planning. it might even have council tax implications.
it it doesn't and is well made then it's a bonus imo.

Thanks all for your useful opinion. The garage is brick-built but single skin. The builder said I could have it cheaper than 15k if I am not bothered about ground insulation, which involves digging to some depth to say some insulating material. The loo is about 5k added to the cost. So without loo it will be 10k.. So am also weighing whether to do this loo

Good thoughts @purplesequins and @Roselilly36, I called the council and they said as long as it is not all self contained living unit then no added council tax. So Without kitchen and shower it won't be .

Putting a toilet in here would not be allowed (well it maybe eventually-took neighbours 5 years and a fortune to get planning)

@MyOtherProfile, how much is it where you are? I am in west midlands, Commuter town.

Could you get away without using insulation or toilet if its to be an office and not living space?

We had to get planning to convert our detached garage. Also spoke to building regs and chose not to make it a ‘habitable space’ (so can’t be a bedroom) as it’s so close to the house. It’s insulated, decorated and has a 1/3 as storage with a wall between. Use a heater if need be.

It's 50/50. Those potential buyers you gain by having a garden office/ guest space are off-set by those you lose because they wanted a garage!