How much value would this add?

[MusicMum80s]

We have a few design options we are working through for a house we intend to buy. We can either have a 5 bed, 3 bath house where all 5 bedrooms are doubles or a 5 bed, 2 bath house where the 5th bedroom is a single. The first design, the house will be about 150 sqft bigger (about 7% bigger).

This is a zone 3 London house so values are pretty high (7 figures) but the larger design would cost about 3% more of the estimated market value.

Would you pay any premium for the 5th bedroom being a double and having an extra bathroom? We intend to use the 5th bedroom primarily as an office but it would be nice also as an additional full guest room when needed. The 3rd bathroom would also be a guest bathroom when we have visitors which currently is fairly frequently.

I would definitely go for the double 5th bedroom and extra bathroom. 2 bathrooms is not ideal with 5 bedrooms so would advise against that scheme

Go for it. The increase in value of the property will pay off

Thanks, that's reassuring. It won't be entirely up to us as the larger scheme requires a first floor extension which is outside of permitted development but I think we'll at least try for it. I was jus wondering if it was worth going for as in addition to the risk, its about 50k more expensive so wanted to check.