Renovating: House layout advice Post Reply

[jumping_jose]

Hi,

I am looking for some advice from NVN users regarding a house renovation we are currently undertaking.

I know there are many useful threads on here surrounding the broad topic of home renovations that we have found really useful since starting on this journey, but we would really like some advice on how best to layout our new home.

Broadly speaking we are planning to do what seems to be the standard loft conversion and side return structural work, along with refurbishing throughout. We are in the process of having our structural calculations finalised and are undecided on one element of the layout. Both scenarios will have two bedrooms on the first floor and two in the roof making it a four bed property. Our question is whether to go with:

Option a) First floor: One big master, one ‘ok’ size double room: both using a good sized master bathroom
Loft: Two ‘ok/small’ sized doubles (enough to fit a double bed/bed side table and small wardrobe) and one bathroom for both rooms to share

Or

Option b) First floor: One big master, one ok size double: both using a good sized master bathroom
Loft: One big double (possibly considered as another master room) with en suite and one ‘ok/small’ sized double (BUT anyone using this room would have to go down to the first floor to use the bathroom).

It’s important to mention that ultimately this is intended to be home and the preferred option for us would be option b as it would suit our circumstances the most . However we are fully aware that there will come a time that we may sell the property and don’t want to put ourselves in a position that people would be put-off by having a bedroom in the loft whereby someone would have to go downstairs to the first floor to use the family bathroom.

Any advice/thoughts/recommendations/personal experiences anyone has on this would be greatly appreciated!

Many Thanks

Jose

[Bodders1]

Honestly speaking it sounds like option a is less likely to be off putting to future buyers. I remember our architect and estate agent advising us that buyers with young children are often put off by a master suite on the second floor (ie above rather than on same floor or below the children) in case of fire/break in etc. Not sure how much truth is in it but I can see the point. Also not ideal when selling home to have a bedroom that doesn't have access to a bathroom/loo on the same floor. BUT having said all of that there will always be others who won't be put off it - might just be you would be selling to a smaller pool of potential buyers if you go with option b. is there any way to make a "jack and jill" style bathroom on the top floor? So en suite but also accessible from another door for bedroom 2 to use. Good luck with the renovations!

[saffamum1]

I would say go with a more conventional layout where the master bedroom has an en suite or master bathroom, and the top bedrooms share a bathroom. That would be your best layout. The downstairs double can be used as a bedroom or an office.

So I guess my vote is for something closer to Option A as well. It is not worthwhile to go for option B and hope for the best with a smaller group of future potential home buyers. Obviously when selling, you need to try and appeal to the broadest spectrum of prospective buyers. I hope this helps!

[jumping_jose]

Thanks both for your comments, it's really useful! If anyone else has any other advice/thoughts/personal experience on something like this it would be great to hear from you.

Many Thanks

Jose

[pie81]

We were put off a house that had option b - we were seriously considering it but then got the quote for rejigging it to option a (along with other layout changes) and decided it wasn't worth it.

I would say - speak to a local estate agent. They are often quite willing to give a view on the resaleability of various building work options - they do this with no strings attached hoping that you will use them when you do eventually sell.

[denshort]

We have just finished converting our house and rejected option (b) to have a bathroom and two bedrooms at the top. We have done two bormal sized rooms, one slightly larger than the other with a shared bathroom in between. we thought having to go downstairs to use the bathroom was a bit annoying.

[elna]

Hi

We were in exactly the same position as you 5 years ago when we were thinking about it.

Initially we were going to go with the master in the loft and another 'redundant' master on the first floor. By luck I found out I was pregnant with my first, just before we reached the point of no return in that layout.

All of a sudden we were better able to picture how we might use the rooms with a couple of kids.

We put in two similar size rooms with a shared bathroom on the second floor and have a master with very small ensuite and guest bedroom plus on the first floor.

It works really well for us now and I am so glad we made that choice. The kids have their floor and we can go to bed in the evening without worrying about waking them.

The only benefit I could see to the other option is having a good sized room for an au pair in the future but our house would be pretty small for an au pair anyway.

Good luck - I don't normally reply but has literally been thinking the other day how pleased I was that we changed our minds back then.

[WayneSCamacho]

Your first options looks good . You are getting two master bedrooms and a good sized bathroom as well. On the other hand in option b you mentioned about using the bathroom on the ground floor. That doesn't makes any sense. So its better you go for option a. In case you need some advice you can find more over here and can discuss about the different layout and styles.

[Nev123]

I can see why it might be a worry to a have a bedroom without immediate access to a bathroom but honestly how often will someone be using that room. If it's a rare guest room/study I wouldn't be that worried they have to go down to the next floor. And for what it's worth I'd hate my children's bedrooms to be in the loft. What a pain having to go up two flights every time they forget a toy/need a change of clothes/need a nap. Plus the safety issue of all those stairs/them being above you in an emergency. But it just goes to show its a personal choice!

[gail0810]

I honestly don't think it matters, as I have never looked round a house and thought it was 100% perfect and was as I would have chosen it. I would go with what best suits your needs, as you will have bathrooms on both floors and just because one might be an en-suite, that doesn't mean that it can't be used by others on the same floor too. We went with something similar to your option b as it gave us the most room - two bedrooms on the first floor - large master bedroom, good sized second bedroom and family bathroom and then a good sized double on the top floor with en suite and a smaller bedroom (suitable for a child/office). A shared bathroom gives you less overall space than an ensuite, because of extra hall space needed.