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Original poster

Value lost removing bedroom for bathroom?

37 replies

RedMozzieYellowMozzie · 19/12/2021 09:07

A family member lives in a (newly renovated and extended) 4 bed bungalow. It has an ensuite shower to a guest bedroom and a small family bathroom. If we bought it we would be thinking of turning one of the guest bedrooms into a bigger bathroom and the current bathroom into a utility room. There is no further scope to extend to readd a bedroom. How much would it likely knock off the value of the house to do that? It's located in a very odd area where all the houses are different so it's not easy to compare like with like. It's a retirement area rather than somewhere families with young children would be buying, if that makes a difference.

Anyone have any thoughts please? Getting an estate agent round right now isn't possible hence why I'm asking here

OP posts:
ivykaty44 · 19/12/2021 09:10

I could not live my life in my home being dictated by the value to other people of how many bedrooms.

I have my home as I want to live in it & is comfortable to me for the next 8 years

Original poster
RedMozzieYellowMozzie · 19/12/2021 09:15

Yep but this wouldn't be a forever home for us - if we are going to wipe 100k off the value by doing it then it's a terrible investment and not the right house for us.

Thanks for your input though

OP posts:
GutsInMay · 19/12/2021 09:15

If it is for you to live in, make it right for you!

I think it’s hard to say, objectively. Good bathrooms and a utility are desirable features. Other buyers are as likely to prefer them as you.

If it was a prime location for families looking to move on to the doorstep of a desirable secondary, 4 beds might be in high demand. But 3 bed is still a family home.

GrandmasCat · 19/12/2021 09:16

It could lose 15-25% of its value in a bricks and mortar valuation but if that makes it more desirable and attractive it may not lose that much.

The key thing is how long are you going to be living there. If 8 or more years, I would go ahead with the renovation.

GutsInMay · 19/12/2021 09:17

Surely an EA could give you a steer on what the difference might be from pics or a ground plan?

I guess you are not buying through an EA?

spotcheck · 19/12/2021 09:17

Is the utility going to be upstairs then?

spotcheck · 19/12/2021 09:19

Although, giant bathrooms are such a waste of space. Would you consider carving up it to create a shower room and a dedicated office space?

Clymene · 19/12/2021 09:20

I'd speak to a local estate agent (they don't actually need to come to the house) but generally yes, getting rid of a bedroom if it's a reasonable size tends to have a fairly damaging impact on prices.

Have you checked the demographics for the area or is it just your feeling that it's mainly elderly residents?

ivykaty44 · 19/12/2021 09:21

spotcheck The property is a bungalow

mandoforever · 19/12/2021 09:22

I think you'd knock a large amount off the value.
A four bedroomed house is much more desirable, especially as loads of people work from home now and that fourth bedroom is used as an office.
My ds and dil are currently house hunting and this is their experience.

LethargicActress · 19/12/2021 09:22

Some of it will depend on what the demand is like in your area. I don’t think it would be a terrible move, as you’d expect a 4 bedroom house to have a decent sized family bathroom, and a utility room is a bonus in a 3 bed house.

If you make the house work better for you, it’s likely to work better for other families as well.

Dozer · 19/12/2021 09:25

What size is the current, ‘small’ family bathroom?

MyDcAreMarvel · 19/12/2021 09:25

What is the point in a large bathroom you just sit in a bath, stabs under a shower or on a toilet. You don’t need space.

BaronessBomburst · 19/12/2021 09:31

So basically you'd be losing a bedroom to gain a utility room. Unless the current bathroom and kitchen are so tiny so as to be unworkable, with no space for a washing machine or freezer, I really can't see how that would be an improvement at all. The cost of doing the works should also be added to the difference in value.

TwoLeftSocksWithHoles · 19/12/2021 09:44

@MyDcAreMarvel

What is the point in a large bathroom you just sit in a bath, stabs under a shower or on a toilet. You don’t need space.
'stabs under a shower'

Have you been watching Psycho recently? Shock

BeepBoopBop · 19/12/2021 09:48

Could you do a floor plan so we can see if there is an alternative? The house I have just bought knocked down the garage at the rear and the built an extension over the access to the rear. It is a 20ft by 7ft utility room with front & rear doors. It's fantastic- the USP for me & the reason I bought it as I have three dogs.

Icecreaminwinter · 19/12/2021 09:48

I don’t think it’s worth it and the house would definitely lose value. In my area of large Victorian terraces, some people change the third bedroom into a huge bathroom but they are on the market for less than those with the three beds and small bathrooms. I also think the big bathrooms use up a lot of space.

LublinToDublin · 19/12/2021 09:48

@BaronessBomburst

So basically you'd be losing a bedroom to gain a utility room. Unless the current bathroom and kitchen are so tiny so as to be unworkable, with no space for a washing machine or freezer, I really can't see how that would be an improvement at all. The cost of doing the works should also be added to the difference in value.
^ This
TreadSoftlyOnMyDreams · 19/12/2021 09:49

@RedMozzieYellowMozzie

A family member lives in a (newly renovated and extended) 4 bed bungalow. It has an ensuite shower to a guest bedroom and a small family bathroom. If we bought it we would be thinking of turning one of the guest bedrooms into a bigger bathroom and the current bathroom into a utility room. There is no further scope to extend to readd a bedroom. How much would it likely knock off the value of the house to do that? It's located in a very odd area where all the houses are different so it's not easy to compare like with like. It's a retirement area rather than somewhere families with young children would be buying, if that makes a difference.

Anyone have any thoughts please? Getting an estate agent round right now isn't possible hence why I'm asking here

If the likely market for it when you move on is retirees - then lack of an extra bedroom if the house is beautifully finished may not be an issue at all. Most retired folk don't need four bedrooms. 2 at most for visitors but they often want a hobby room or a study as well as a main living area. Rooms are rooms albeit a utility or bathroom is not a "flexible use" room.

If you can change the layout now to something that works for you and bolt another bedroom or master suite on elsewhere later then again, you'll add value. As a PP said you could lose up to 20% so while the local houses are not standard you need to look at whether high spec smaller properties have a strong local market

womaninatightspot · 19/12/2021 09:51

I think it really depends on so many things. I bought a four bed, made the single into an upstairs bathroom. It works better for us, two bathrooms rather than waiting for one loo. Small children going to the loo in the night etc. I bought it as a 20+ year house. Anyone else looking would probably of thought it was really a 3 bed needing an upstairs bathroom. If when it comes time to sell you could always remove the bathroom if it was going to cost 100K off the value.

spongedog · 19/12/2021 10:03

@BeepBoopBop

Could you do a floor plan so we can see if there is an alternative? The house I have just bought knocked down the garage at the rear and the built an extension over the access to the rear. It is a 20ft by 7ft utility room with front & rear doors. It's fantastic- the USP for me & the reason I bought it as I have three dogs.
This is exactly what I want as well - the largest utility room. I dont even have dogs, but want to be able to store things sensibly away, do laundry, have a proper large sink for dirty cleaning. cat stuff etc. Off the garden so everyone can come in that way and not drag mud/dirt through the house.
saleorbouy · 19/12/2021 10:30

A floor plan of your ideas would be great so that we can visualise the spaces and make more constructive suggestions.
Is there space in the roof for a room, does the roof pitch allow for this?

Ozanj · 19/12/2021 10:54

It depends where you live and who the target market is. In some areas, you could knock up to 50K off because it is 4-6 bed bungalows that attract extended Indian and Pakistani families or families with SN members, while 3 bed ones attract just retirees. There are actually 2 very seperate bungalow markets. Speak to an estate agent.

BeepBoopBop · 19/12/2021 11:08

@spongedog It really is fantastic! Dog food, dog leads, dog beds, coats, boots, running machine, washing machine, all the detritus is in there, neatly. It's a game changer if you are active in mud - and even if you aren't!

Totalwasteofpaper · 19/12/2021 11:12

You would lose significant value doing this. particularly if currently the house is fairly good condition / has modern decor.

It's the wrong house for you of you need to do this. Find somewhere else or put up with a small bathroom for 2 years