How could we make this work?

[Jul17]

Looking at houses, have seen a major doer upper that we really like but wondering how we could make it work. husband and i and 3 daughters 16/13/11. Really wanting a 4 bed so each girl can have her own space, 2 of the bedrooms are fab but front tiny one is under the eves and back bedroom is square ish but v small. Thinking about using garden room or dining room as an extra bed? wwyd?

It depends on what else you can afford isn’t it? It is not ideal but not everyone can have their dream house.

I don't like the layout at all, but can only think of 1 option.
The wall between between 4 and 1 could be moved across, to give bedroom 4 more space. We did this where we had a box room next to the master bedroom. once done, you'd never had know it had been any different.

Can you do a loft conversion?

the upstairs is already partially into the roof space so no...

we can't move the wall as room one bay window window is right over to the wall adjoining rm 4...

better pic of layout

attached

The family room is the obvious choice for the third bedroom and then one child gets the two cupboards/bedrooms ?

Yes was considering that (small room at back for youngest & be 4 as office) but family room has patio doors to garden so wondering if that would be better as dining room downside being folk need to walk through kitchen to get there. ach not ideal really...

Is bedroom 4 legally a bedroom?

I'm not sure how you would even get a bed in there.

This is the guidance for HMO's, so not relevant for a private house, but gives you an idea:
The minimum sleeping room floor area sizes are:

• 6.51 m2 for one person over 10 years of age
• 10.22 m2 for two persons over 10 years
• 4.64 m2 for one child under the age of 10 years

It looks like bedroom 4 has been measured to include the wardrobe area- as part of the bedroom!
Bedroom 3 is only 5.09 m2
Bedroom 4 is only 5.9 m2, therefore neither would be considered suitable for a child over 10yrs IF it was an HMO.

Could a side door be made from the kitchen, to avoid going through the downstairs bedroom/garden room? Could you square off the corner between the dining room and kitchen- to extend the kitchen size?

Is there a garage which could be converted?

Is this the only option? It would be very very difficult to make this work.
Maybe something like this?

I think it would be better for the adults to have the room downstairs. Two of the girls could share the larger room with a partial divider down the middle so they both get light from the bay window. It’s not ideal though.

That doesn’t work as you won’t be able to enter bedroom one and the middle room would have no window.

This might be clearer

But bedroom 2 is a box with no window.

@Torganer you can access all bedrooms, room 2 might not have a window depending if it's attached that side, given they're already in loft space you might be able to do velux etc.
However you will be moving load bearing walls.
Personally I would just look for a different property

Sorry, from the first picture it wasn’t clear the load beating wall was removed.

Use the lounge as master bedroom, all kids rooms upstairs with bedroom 4 as storage. Then open plan kitchen lounge diner and a family room as a snug

Well, to me the only way of making it work is taking space from bedrooms 1 and 2 (in the middle as @SgtJuneAckland drew) but making that into the family bathroom and making bedroom 3 the full size of current bedroom 3 and bathroom. Then your bedroom in the lounge, with the dining room and kitchen made open space. However, the biggest cost would be moving the plumbing, so you'd have to see if it would really be worth it.

WWID? I wouldn’t buy this house.

Fixer-uppers are fine if you go in with a clear vision and you know how you will achieve it. But don’t invest in a massive great house and associated renovation costs unless you are absolutely sure that you will turn it into a house that you love.

Keep looking.

Totally agree @NewFriendlyLadybird - my back would immediately be up by the listing referring to these two minuscule spaces being referred to as bedrooms.

Put the 16yo in the little room off the kitchen downstairs.

Unless you can afford to renovate and build an extension that’s essentially a two bed with two box rooms.

I believe that the bathroom and bedroom behind it are at an intermediate level with an entrance half way up the stairs so it would not be possible to create an entrance into bedroom 3 from the landing.

Moving a load bearing wall is not straightforward, nor is moving a bathroom.