Double storey extension - worth it?

[Alevelprep25]

Attached are the rough plans at the back. I want a 5 X 3 extension to the current kitchen to add a proper dining area and then potentially add a 4th bedroom on top of the new extension upstairs. Price wise it's another 40k. Is this worth the hassle/spent? I understand it may potentially increase the value, but also with a bigger build more things are likely to go wrong and budget might be thrown out of the window. To be perfectly honest, we don't really need the additional bedroom and eldest son will be flying the next year. What do you think, just a single storey extension or spend a bit more to make the most of it?

Any experience of double storey extensions will be greatly appreciated!

You need to do your homework regarding the value of your property in relation to others on your street. There will be a ceiling on how much you can increase the value by extending. If adding an extra bedroom substantially increases the value, then I would go for it.

We did just a kitchen extension as adding anything else would not have been cost effective.

The same house as ours that has a similar double story extension sold for 780k in 2022, admittedly it's a bigger extension projecting by 6 meters. Taking into account house price flactuations, I am assuming we might increase the value to 720k. Current house value is 650k. I doubt a kitchen extension alone would increase the value, but it will help it sell quicker.

We had the same dilemma. Our builder told us, unless we needed another bedroom not to do it. He said, the cost would be the same as the value added to the house. We just had the ground floor extension.

Adding another bedroom usually adds more value than a bigger kitchen. But a loft conversion is usually cheaper. Is adding the second storey cheaper than a lofy conversion?

Have you actually had an architect look and come up with ideas? They can advise build costs and how much it may add.

I think an extra bedroom normally goes to the next price band. It depends if it's worth it to you.

I'm looking at houses at the moment and so many of the ones which have added extra bedrooms just don't work, mostly because there is never another bathroom. Someone who is looking for a 4/5 bedroom house will also be looking for at least two bathrooms. If you don't need another bedroom just go for a really well finished downstairs extention.

Yes, I have drawings for a double storey extension but I don't want to put it through planning if we're only doing a kitchen extension as that's within permitted development. As I said a neighbour did the same so we have a good chance of this being accepted.

From experience, we added a large family room, two bedrooms and a new bathroom to a 4 bed years ago, did use them all for many years so worthwhile from that point, however an absolute nightmare to sell, ended up accepting barely anymore than the standard 4 beds around us, estate agents couldn’t come up with any reason for the difficulty selling other than the size putting people off . If you need the extra room and will use it for years , go for it, but don’t expect it to automatically substantially increase the value

We already added an ensuite and it's a 3 bed with an additional office downstairs. In our case a bedroom on top of the extension will be easier than a loft conversion