3 or 4 bed

[3or4]

Dh and I have been going over plans for a double story side extension. This adds a downstairs room (what will be a dinning room off the kitchen) and what we considered to be a 4th bedroom.

A spanner has been thrown into the works when it was suggested just extending the 3rd bedroom (it's a small box room but a decent size - ds1 in there at moment).

This means the propery will still be a 3 bed but I'm wondering if this will mean the value of the house won't change much as opposed to making it a 4 bed (no other 4 beds nearby on the estate).

Does anybody know if I'm correct in thinking adding a bedroom will significantly increase the Value as opposed to just increasing the square footage.

Thanks!

Personally I'd rather have three big bedrooms than four with two small/medium sized rooms.

This adds a downstairs room (what will be a dinning room off the kitchen) and what we considered to be a 4th bedroom.

Are you saying the room will be used as a dining room, but you could market it as a 4th bedroom when selling?

Ah actually I think i'm reading it wrong, so there will be a downstiars room off the kitchen (dining room) and then a small upstairs room which will be a 4th bedroom?

If so I would think people would prefer 3 decent sized rooms, rather than 2 smaller rooms.

Has anyone on the estate done what you're planning to do, and if so what did they decide?

@Whinge

No sorry, i worded that poorly. 4th bedroom will be upstairs off the current landing or making the 3rd bedroom bigger.

4 bed will definitely add more value than 3 big bedrooms, as long as the smallest room is bug enough to be useable

@Whinge

No we are first to do it and are the only ones on the estate with the means to extend to the side.
The new extension will be 14ftx10ft so if the 3rd bedroom was extended it would be a very generous size (well I think so )

Personally I'd prefer four bedrooms: we're a family of four so want three bedrooms for the family. We use the extra room as a guest room and, when there are no guests staying, for working from home.

The new extension will be 14ftx10ft so if the 3rd bedroom was extended it would be a very generous size

What's the current size of bedroom 3. You're right that's a pretty decent size as a bedroom, and if both rooms are a similar size then I think you're right to make it a 4th bedroom.

What's the bathroom/toilet situation?

@MostNamesAreTaken

DH and I have an ensuite off our room and there's a family bathroom also.

Thank you for all your inputs

If you already have 2 bathrooms, then I would go for 4 bed since it sounds like they will all be reasonable size. Also, I think in the current wfh world an extra bedroom to use as an office adds value. 3 large bedrooms may be less practical for a family with two kids who need wfh space.

It also may be unbalanced if you make the third bedroom super sized, but not be the master as no ensuite.