Active discussions

Meet the Other Phone. Protection built in.

Meet the Other Phone.
Protection built in.

Buy now

Please or to access all these features

Talk
Property/DIY

Join our Property forum for renovation, DIY, and house selling advice.

Original poster

Turning landing into 4th bedroom to sell

132 replies

ToddlerTerror · 02/01/2023 19:22

I always thought I would live in my house until my dying day but over the Christmas holidays, the PERFECT property came on the market for us. It would be a huge stretch financially so trying to work out how to add extra value to ours.
House is a 3 bed detached cottage with 2.5 acres land and stables and we have completely renovated it over the last 4 years.
I was reading the old particulars from when we bought it and it said about the possibility of adding a forth bedroom on the landing. The landing at the top of the stairs is rather big and a bit of a wasted space. I was wondering if it would be worth putting up a stud wall to create an office/single bedroom. It would measure about 9ft by 6ft. We could do it in a weekend but it would mean the hallway would be dark as no natural light if the doors are all closed but that wouldn't be often.
Would this dramatically add value to the house/ make it more appealing? Or do you think it would make it feel a bit cramped?

OP posts:
Thread gallery
6
ZenNudist · 03/01/2023 01:28

I would not be fooled by such a tiny room being a 4th bedroom.

I just feel annoyed / conned by tiny rooms pretending to be bedrooms. I'm OK with them marketed as offices which you could do with your stud wall as its not an office when it's a landing.

Ponderingwindow · 03/01/2023 01:30

If it is currently used as an office but you struggle with the setup, a wall with windows to retain the light would solve that. I like the high window wall wishinadd… posted. While some might use the space for a bedroom, its real appeal is going to be as a home office.

NewHouseNewMe · 03/01/2023 01:30

You may need planning permission, building control and up to date gas (heating) and electrical certificates if you make alterations now. I am currently modernising some 90 year old features because of a non-related renovation, e.g. fire proofing windows in doors which had the original glass in them. The fact that they weren’t touched in the renovation makes no difference.

Do be prepared that you could be opening a can of worms.. I’d just sell as is.

Felicity42 · 03/01/2023 01:34

Have you no bathroom upstairs?

ClangingBell · 03/01/2023 01:35

Looking at that diagram, I think you should do it. On MN people will say it’s too small for a bedroom, but there are literally millions of houses in this country where that is the size of the smallest bedroom. I reckon it would increase value enough to make it worth it.

KickAssAngel · 03/01/2023 02:16

That's bigger than the bedroom I grew up with, so i'd do it. Lots of people wanting either a young child's room or a study will search for a4 bed house so it would broaden the potential market. Double check with the estate agent, but I can see how it would work.

GreenFingersWouldBeHandy · 03/01/2023 02:22

People will be able to see in an instant that it is not another bedroom.

Don't waste your time.

It's room for a daybed/sofabed at most.

Twiglets1 · 03/01/2023 05:25

Keep it as an office but the estate agent can mention to viewers that it could be converted into a small bedroom ( very small, horrible really)

WandaWonder · 03/01/2023 05:32

Do you need to have planning permission or council approval to make it official

Or something like that

Startwithamimosa · 03/01/2023 05:35

So many designs are ruined in houses because someone is trying to squeeze an extra bedroom in. My house has a huge foyer that could've been am extra room, I'm glad it isn't because that's what gives it the wow factor. I'm sure it will be the same for your place as well

C4tastrophe · 03/01/2023 05:37

Sell as is, ‘3 bed + office’.

Judgyjudgy · 03/01/2023 05:41

Twiglets1 · 03/01/2023 05:25

Keep it as an office but the estate agent can mention to viewers that it could be converted into a small bedroom ( very small, horrible really)

This. I would say you're likely to ruin it, and actually put people off if you convert it

DreamingOfAGreenChristmas · 03/01/2023 06:06

Is the door at the bottom of the diagram the bathroom door?

Or is the bathroom downstairs?

Namechangedforthisonetoday · 03/01/2023 07:16

For those asking, you don’t need planning permission if all you’re doing is putting up a stud wall, which essentially the OP would be doing. OP, done and dressed the right way for sale purposes, it will increase your house value and saleability. We’ve done it in a few projects I’ve managed, it’s always helped as you inevitably get more interest. A lot of people would be more than happy to have that as a child’s room. Many new builds have 3rd and 4th rooms at that size.

Fran919 · 03/01/2023 07:21

@ToddlerTerror lovely area! I’d be keen to hear more once it’s up etc.

I grew up in a similar sized room and it can work if there’s space else where for clothes etc, difficult for a teen girl in a small room but definitely manageable as a room but even better as a nice office / additional storage space - dressed nicely of course but I think most would see it as a doable 4th bedroom if you were to go ahead.

Original poster
ToddlerTerror · 03/01/2023 07:26

coldandwetindec · 02/01/2023 23:28

What is stopping you putting a window in on the other side where the stairs are? (Where I've circled in blue)

Even without that I would do it if you're going to sell, it's wasted space and it's a small house so maximising space more important for most buyers than lots of natural light.

9x6 is reasonable enough for a child's room/nursery or office.

That wall is about 2ft thick of solid stone so it unfortunately isn't as easy as popping a few bricks out and sticking a new window in otherwise that would be a good answer.

OP posts:
Original poster
ToddlerTerror · 03/01/2023 07:28

Felicity42 · 03/01/2023 01:34

Have you no bathroom upstairs?

Yes, there bathroom upstairs but the floor plan does make it a bit confusing. It's not massive so no bath (that is in the downstairs bathroom) but it does have a new, huge full width shower, loo and sink.

OP posts:
Original poster
ToddlerTerror · 03/01/2023 07:32

DreamingOfAGreenChristmas · 03/01/2023 06:06

Is the door at the bottom of the diagram the bathroom door?

Or is the bathroom downstairs?

Yes there is a bathroom upstairs but the floodplain is odd as it makes it look like it is floating. Over nothing. There is actually a single level back extension on underneath it which I assume they did when they built to two story extension and built the upstairs bathroom on top of a bit of that.

Turning landing into 4th bedroom to sell
OP posts:
SchrodingersKettle · 03/01/2023 07:34

I would do it. Home office space is a big draw, plus it sounds like your DH would find it useful. A small bedroom is perfectly normal - people who are looking for a fourth bedroom will often expect one to be on the small side, and many people would simply make it an office/storage space. Better than an office space people are always barging through. We have a frosted glass panel above all our bedroom doors and we tend to leave bedroom doors open in the day - so darkness in the landing isn’t likely to be a deal-breaker. Install dimmable down lighters along the landing if you feel extra light needed.

Swannning · 03/01/2023 07:37

We have a 1980s 4 bed house with the smallest bedroom being a little smaller than what yours would be - I don't think that size of room is uncommon - I grew up as a teen with a bedroom that size. It's used as an office / storage room but could easily be staged as a bedroom when we sell

catclimbedtree · 03/01/2023 07:41

Definitely do it. Over a decade ago when we were looking to move we wanted a 4 bed house but not 4 bedrooms, one was to be an office for Dh. The ability to use the space to work from home is surely a huge draw these days. Also it could be a dumping ground storage room. My sister had a room that size that was their laundry room! They had their ironing board in there and a drying rack. You can imply lots of ideas as to what it could be used for.

Oblongogo · 03/01/2023 07:41

if I was looking at your house to buy I’d rather have an office space open to the stairs than boxed in, or divided by a bookcase etc. by putting in a wall you’re limiting options for future buyers in my opinion

Original poster
ToddlerTerror · 03/01/2023 07:50

catclimbedtree · 03/01/2023 07:41

Definitely do it. Over a decade ago when we were looking to move we wanted a 4 bed house but not 4 bedrooms, one was to be an office for Dh. The ability to use the space to work from home is surely a huge draw these days. Also it could be a dumping ground storage room. My sister had a room that size that was their laundry room! They had their ironing board in there and a drying rack. You can imply lots of ideas as to what it could be used for.

This is my thinking. A lot of people will be wanting a proper home office and as I said further back in the thread, my DH finds it a really distracting place to work as me and the toddler are walking behind him so he is forever having to turn is camera off during meetings.

OP posts:
TenoringBehind · 03/01/2023 07:54

I would make it into an office and market it as such.

Our neighbours have done the opposite - taken away a 3rd bedroom to make a larger landing - and now seem surprised that they can’t sell their house for the same price as equivalent sized houses with 3 bedrooms rather than 2!

EasterIsland · 03/01/2023 07:59

Would this dramatically add value to the house/ make it more appealing? Or do you think it would make it feel a bit cramped?

No, and yes. IMO (but I’ve bought quite a few old houses and renovated and sold on in my time).

Swipe left for the next trending thread