Removing third bedroom/study to open up downstairs?

3 years ago

last modified: 3 years ago

Hi there,

Very grateful for people's advice on this one: we've got a terraced Victorian 3-bed property (see floorplan below) but the layout is a bit funky and we're not quite sure how to get around it.

We'd like to open up the downstairs space and have seen architect plans from when the previous owner considered this: they proposed moving the downstairs bathroom upstairs to where the smallest bedroom is, and then adding on an open family/dining room space in its place that would open up into the back bit of the garden via folding doors, and have roof lighting throughout.

It sounds lovely but we're really keen to keep a study space and would want a second bedroom for guests/potential kids, and the only way we could really see that working is by getting a loft extension, but then the stairs would likely eat into one of the (already not very big) rooms...plus it's not the cheapest of options. (There's no landing to speak of as it's just butterfly stairs, so makes it even trickier!)

Alternatively, we were thinking of knocking through the kitchen and lounge (either entirely/half wall to keep counter space) but that would involve a lot of work in the kitchen anyway as all the units and cooker are on that wall...plus it doesn't seem the best use of the garden space to have the bathroom opening onto it, when it would be great to create flow by having a living space there.

Your advice would be gratefully received on any creative ways of maintaining a dedicated study space/third bedroom and opening up downstairs.

Thanks!

Ella

Featured Answer

sarh123

3 years ago

I suggest having a look at floor plans on Rightmove-if you go to house prices (ie sold rather than for sale) for roads with similar houses you can see how lots of others have reconfigured the same house. We’ve been looking at terraces with our daughter and got to know the main Manchester terrace formats- I think many with similar to your format have the stairs going to a landing with bathroom and very small 3rd bed off, then stairs continue to the other two bedrooms. As regards resale, we saw one which had dropped the 3rd bed to get a larger bathroom, but it was £25k down on the 3bed houses! I don’t think the en suite adds value, unless it is part of a good quality loft conversion- bedroom space is more valuable with this size of house. I’d definitely try to get the bathroom upstairs. If this is a home you plan to sell in the medium term, you can gauge the value of the loft conversion from the Rightmove sold prices-where we’re looking a really good one can add a significant amount to the value.

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Comments (12)

minipie
3 years ago
I think I would ask an architect to look into reconfiguring the staircase to a more usual position (single flight going up against the party wall). The current stairs limit your options and seem quite space inefficient. If you do this as part of any ground floor work you could save the loft extension for later but it would be easier with a reconfigured stair and landing.

As regards the bathroom, personally I would prefer a bathroom upstairs and carve a small study area off the newly enlarged kitchen/dining room. But appreciate that loses a bedroom so perhaps that only works if you think you’ll definitely do the loft one day.
Ella thanked minipie
Ella
Original Author
3 years ago
Thank you!

Great point re: apportioning some of the ground floor extension to be a study space.

I reckon the mid-size bed room would have to take a hit to adapt the stairs for a loft conversion, meaning it would be very small as it's already encroached upon by the ensuite.

Thought the below might offer a neat solution to that (there's a bed up there in case not clear from the photo), but not sure if it would be a bit too quirky for potential buyers should we come to sell.

Thanks again :)
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sunshineband34
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Couldn’t you put the bathroom in the middle bedroom? That would leave space for a proper landing so you could get rid of the stairs up to the small bedroom and so make that a decent sized room. You could then have stairs above the existing staircase to go into the loft. Should work from a plumbing point of view as well as near the en-suite.
Ella thanked sunshineband34
Ella
Original Author
3 years ago
Thank you both! Really helpful :)
saxonend2
3 years ago
Lose the ensuite, move the walls in bed 1 and 2 to make it a bit bigger and into a bathroom. I
saxonend2
3 years ago
Sorry - I cut bits out by mistake: Convert the ensuite into a bathroom - move the walls in bed 1 and 2 to make it a bit bigger, door in from bed 2 side, bed 1 door stays in same place with built in cupboard to right as you walk in, open alcove up to keep feeling of space. You would then keep 3 beds upstairs and could convert downstairs bathroom to small cloakroom and a study. Unless you have a large family, I think an ensuite is a waste of time.
Natalie I
3 years ago
Could you reposition the stairs? Hope I can explain this! From upstairs you would access where door to second bedroom is and they would run towards the en-suite- under the shower. Downstairs they would run along the wall that separates the front room and dining room? You might lose the shower as would need head height for the stairs but it would mean you could use the old stair gap for a corridor to run to the third bedroom (and lose that second set of stairs)? Finally you could change the en-suite so you have a door onto the new corridor which would mean you have an upstairs shower room. I think this would add resale value to have all bedrooms accessible off one flight of stairs and a shower accessible to all bedrooms. A fall back position could be you have a bathroom under the stairs as the waste/ plumbing is already there. Either way it would free up the back of the house to provide a nice ground floor extension.
Ella thanked Natalie I
Richard L
3 years ago
Idea - Can that top floor bedroom go the full width of the back of the house?
Celia Pitarch
3 years ago
Hi! I have 2 different ideas depending on what is more important to you: the bedroom size or a bathroom in the ground floor.

I hope the images help.

In the floor plan in green the room next to the master bedroom could be an en-suite or a walk in closet. Whatever is more convenient.

But I’m afraid both options will include changes in the stairs
Ella thanked Celia Pitarch
Ella
Original Author
3 years ago
last modified: 3 years ago
Thank you all so much! You're all so kind to take the time to share your ideas - certainly given us a lot to think about!

Obviously very, very rough ball park but does anyone have any idea how much it might cost if we go for a version of the following (inc. use of architect):

- Kitchen refit

- Ground floor extension where current bathroom is (dining room with folding doors and separate study)

- Moving stairs and creating a landing

- Removing ensuite

- Moving bathroom upstairs (to bedroom 2 or 3)

- Loft extension

We were thinking around £120000 - is that just incredibly optimistic?

@Richard L I think potentially yes, if we go for the ground floor extension, but it would be quite a long room as you need to keep the window for bedroom 2, so not sure if the dimensions would work but will certainly consider!
PRO
Nest Estimating Ltd
3 years ago
Hi Ella, we would be able to provide you with an estimate for the costs involved - Architect drawings are not essential for the budget cost service. The budget cost estimate includes each build phase, detailed breakdown of costs, as well as highlighting areas where you can potentailly save money. If this service is of interest, please email hello@nestestimating.co.uk with the plans and photos and we'll get back to you with a quote

Removing third bedroom/study to open up downstairs?

sarh123

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minipie

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