Bedrooms with en-suites and no family bathroom?

[princesspq]

We are at the very early stages of planning an extension. Currently we have a 3 bedroom house and the initial plan is to do a double storey extension for a master bedroom with walk in wardrobe and en-suite. This would give us a 4 bedroom house.
My issue is that I would like a lot of wardrobe space and a large en-suite.

My DH has suggested getting rid of the family bathroom to make our en-suite and wardrobe bigger, we would then change the fourth bedroom into 2 en-suites for the other bedrooms
This would mean we would lose a bedroom and no longer have a shared bathroom.

Does anyone have any thoughts on this? Of course I'm thinking it may decrease the value but we have no intentions of moving ever! It seems very practical but I don't know if I'm missing something. We have a downstairs toilet for guests

TIA

I think that’s fine provided the two regular rooms have ensuites that could fit a bath (even if you don’t put one in).

Can i ask why they would need to be room for a bath? I would definitely want a bath in the master en-suite

I can't see the problem with it really, might just become a pain if you ever had sofa surfing visitors. I'd personally prefer one larger bathroom than two smaller ones (if that's an option!) so that it was less bathrooms to clean.

You don't have a 4 bed at present so how will it decrease the value? You'll go from a 3 bed, 1.5 bathroom to a 3 bed, 3.5 bathroom.

.We have a downstairs toilet for guests

Can you turn that into a shower room?

One of my friends' had a house like that and when the eldest two children were teens they extended it and put in a family shower room. They started to have people staying over who would sometimes sleep in the study/living room and there was no-where for them to have a quick shower.

Also it means if you get a dog you have some where to easy clean them rather than traipsing through a bedroom.

@HundredMilesAnHour

You don't have a 4 bed at present so how will it decrease the value? You'll go from a 3 bed, 1.5 bathroom to a 3 bed, 3.5 bathroom.

I suppose i don't mean it will decrease the value but we may not get back what we spend on it possibly? Although we definitely have no intentions of moving

@ReeseWitherfork

I can't see the problem with it really, might just become a pain if you ever had sofa surfing visitors. I'd personally prefer one larger bathroom than two smaller ones (if that's an option!) so that it was less bathrooms to clean.

We could change the smallest bedroom into a family bathroom instead of 2 en-suites, therefore having 3 bedrooms, a family bathroom and the master would have a large wardrobe and en-suite

The cost of the extension will be huge and you won’t see that back if you don’t increase the number of bedrooms. Other than that, I don’t see the issue.

DH wants to do a "garden room" in the future to use as an office and a space for a bed and shower room. Again I'm just not sure. There isn't room for a shower room where the downstairs toilet

@ExactlyThis

The cost of the extension will be huge and you won’t see that back if you don’t increase the number of bedrooms. Other than that, I don’t see the issue.

It feels strange to design something that may not make its money back even though surely we should be designing a house that works best for us day to day! 🤦‍♀️

I’m in the same position, however we are increasing bedrooms and I have a good eye for interior design so I think we will be ok. But even if we aren’t, we don’t plan to leave for at least 10 years so it needs to work for us now.

@princesspq

Can i ask why they would need to be room for a bath? I would definitely want a bath in the master en-suite

Because 3 bed houses tend to be bought by people with young families. So baths can be essential for bathtime.

Depending on the layout upstairs, could the other 2 bedrooms use a jack and jill bathroom to share, then still have a separate bathroom?

I think it's actually quite difficult but I'm trying to make a design work for every stage of our lives when in reality we will want different things at different times

If you are convinced you will be there for the next 30 years, then do what suits you and your family, but life has a habit of throwing out the unexpected.
I don't think a house with 3 bedrooms and 3 en-suites would have that wide appeal. Especially without a bath for small children (or others who like a bath who are the occupants of the master suite.)

Keep a bedroom as a dressing room, (with your wardrobes). I can't see the point of building a massive extension but losing a room, and then building another room in the garden.

I think families with young children will want a family bathroom, and won't want their under 7s to have easy access to running water in the middle of the night. So from a resale point of view, every bedroom with an ensuite isn't a great idea and 3 beds over 4 will def decrease resale value. 4 beds, master with ensuite and a family bathroom will probably give you the best resale value.

But... if you're not intending to move, then the layout that is the most valuable is what suits your lives best.

If you have no intentions of moving then make your home how you want it. Value is irrelevant if you are not moving.

I don't think it will affect resale value. Redrow actually sell homes like this. You can have a four bed with one en suite or choose their "lifestyle" option which is the same house style but with three bedrooms and three en-suites. They don't seem to have any problem selling them and the lifestyle homes are priced higher than the 4 bed homes.

Generally I think a 4 bed house would have higher value than a 3 bed house. Also agree that a bath and not just a shower is essential in at least one bathroom.
Tbh if you don't need 4 bedrooms use the fourth as a dressing room so you still have 4 beds when and if you sell.
However if this is your forever home then there's a strong case to do what works best for you.

Could you put an interconnecting door on the ensuite, so that it could be accessed from outside the bedroom?

What I mean is- if you have a large ensuite, could you have a door from your bedroom into it and a second door from the landing into it?

Then you put a lock on each door. It's your house, you can essentially leave a lock on the door 24/7 but for the sake of selling the house, it can be advertised as a 4 bed house with a large bathroom.

Don't know if it will work but possibly an idea?

Share a floorplan/diagram and people might have some ideas you haven’t thought of?

Using a bedroom as a dressing room sounds like it could be a good option.

P.s value isn't totally irrelevant. The value of your home can give you better long term mortgage offers.

If you fully own your home and your paying for this extension out of savings its irrelevant. But if you have a mortgage, then if the house increases in value you have essentially more asset which effects the mortgage ratio. Mortgage ratio effects what terms lenders will lend on. That's why first time buyers with a mere 10% deposit and a 90% mortgage get hit with the highest interest rates - which really matters. Someone who has a 75% asset and 25% mortgage ratio will get much better interest rates. Everytime the value of your home increases that's your money and it counts towards the ratio equation. The more asset you own vs what the bank owns the lower the interest rate you'll pay. So when your house increases in value that ups your equity, which impacts the ratio which reduces the interest.

It can be the difference of paying hundreds of £££ each month extra just on interest.

Might be worth talking to an FA before you go ahead with any plans.

Sorry, but I don’t understand? You’ve no intentions of moving. You want the best use of the space that works for you. So why are you worried about the resale value? Just do what works best for you.

Will your DP be the one cleaning all these bathrooms?