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!

It would definitely add value round here. You would get your money back at the very least.

To people saying about leaving equipment, unless you are in a very technical job, the vast majority of people I know work at a laptop which they’d pack away and bring in every evening. We’re planing similar and would have it set up as a hot-desking type space. Not much left overnight or st weekends.

I wouldn't bother with the toilet. It adds a lot more cost and would only be used once or twice a day, presumably you'll be coming up to the house for lunch so just use the house toilet then.

We’re actively looking for properties with garden offices or well-places garages we can convert, so you’ll definitely have a market. Both DP and I WFH full time and want to be out of each other’s hair, so one office in the house and one in the garden – I love gardening so ideal for me, and wet/cold weather isn’t an issue. A path would be good though.

But I’m not sure it adds value the way an extra bedroom does – we’re also weighing up houses with enough bedrooms to have family bedrooms + two bedrooms for offices, and they’re always more expensive than houses with family bedrooms + one bedroom for office + garden studio.

I think you need to get multiple quotes, multiple valuations and research your local market and housing stock competition carefully – if there are loads of larger houses near you with scope for WFH space you might not command much of a premium.

@DaisyNGO

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!

Yup. Agree with this. £15k is cheap and separate space is desirable for various reasons. Childrens music practice, art room, office, teen hang out space, home gym.

@branleuse, without insulation I won't be able to use it in the winter. Technically, I can go for the cheapest option as the buyer can't tell from a decorated room whether the ground has insulating layer.
@noeuf, how much did it cost you and how big is the space?

Yes. My house was worth about the same. We converted ours (toilet pending) and it’s now worth 425. With the bathroom will be about 430k.

@hotmeatymilk, that would be expected, won't it? House with extra bedrooms that you can use as office costing more than house with less bedroom, but with study/garden office. Study and garden office are presumably smaller rooms. 4 beds near me would be 475+

@chorizojacketpotato, if you don't mind me asking, how much value did it add and how much did it cost? Is it detached as well ?

I would prefer a garage

[quote Applepie21]@branleuse, without insulation I won't be able to use it in the winter. Technically, I can go for the cheapest option as the buyer can't tell from a decorated room whether the ground has insulating layer.
@noeuf, how much did it cost you and how big is the space?[/quote]
would it be unusable all winter or just a couple of months when its extra cold?
Id definitely say you dont need a loo out there if its not even a big garden.
Maybe a mobile home type cabin might be a cheaper option and could be taken with you. They can still be made to look nice

10k all in , walls are insulated. Using it now as overspill space and it heats up pretty quickly with a heater. Single garage originally.

Cost sounds about right. In terms of adding value it generally would add some but you do have to offset the fact that you’ve lost the garage storage space (appreciate you have half left but a 5m x 3m single garage is very tight to get most cars into so you’ve effectively lost a large garage and gained an office and storage space.

No, I wouldn't because some buyers would be more interested in it as a garage

I would like it personally. Depending on the area, it could add value - or it could lose money as a parking space would be worth more!

I would see it as a big plus.

With plenty of ‘outdoor storage’ for a garage.

Not one person on our road puts their car in the garage, ever.

If you need an extra wfh space, I think it sounds great. Could be a useful self contained guest space too, given toilet.

Wrt re-couping the money, maybe compare it to the cost of moving house?

If you move to get the office it will cost you in stamp duty, estate agents fees, conveyancing and surveys, removal expenses. I. E more than £15k.

Also if you buy a bigger house you will be in a higher CT band whereas if you create the space in your current house, your band stays the same.

(If I was buying I would want to see the paperwork and spec as proof of proper insulation!)

We converted our detached garage when we bought this house (walk down the garden to get to it) as I’ve worked from home for a few years and needed a space to work from here.
It was a double garage and has additional storage as well.
Now that DH works permanently from home too we’re very glad we did it. No idea whether it will have added any value to the house but we did it to give us value.
Would have cost a lot more to include a toilet so we didn’t. DH brings down a large jug of water so he can make his tea but apart from that a walk up to the house to go to the toilet is fine.

Definitely get it properly insulated - it is the first thing I would ask about if viewing the house. A good quality multi purpose room away from the house would be a bonus, wfh, home gym, hobby room etc....

Not fussed about a loo, it isn’t a long walk back to the house.

Those who mentioned security, it can be just as secure as your regular house. Plus think how much all the stuff in your garage is worth - bikes, garden equipment - it adds up quick.

Only thing I would make sure if there is adequate natural light, nothing worse than a dark dreary space.

If done well I'd say on balance it would add some value (possibly not the full build costs but s proportion) or at least saleability. Personally I wouldn't pay extra for a house converted like this, but I know people who would.

We love our detached converted garage. Can work out of earshot of the children and it separates work and home a bit more. No toilet - don’t feel it’s needed

Thanks all, the builder said we will need building regulations so yes there will be proof of proper insulation. Seems that the general consensus is that the toilet cost isn't justified.

We have a purpose built stone & brick office in our garden and it really appealed to us as my husband wanted a space separate to the house to work in. Also means our spare room doesn’t have to be an office and it has lovely views over fields and countryside.
It’s hard to know if you’d recoup your costs, likely you would but I’d only convert if you’d get value from using it as a family at the moment.

I know quite a few people with home office garden rooms. IME they become glorified garden sheds very quickly. No one ever actually uses them as an office.

That said, it could be a selling point, for people who think they will use it with the increase in wfh.

OTOH, a big garage can also be a selling point.

As will most home improvements. Do it if you want it but don't expect to get your money back.

I wouldn’t. It just point out the potential to viewers.