Additional thought

If it were me I will make the third bedroom the kitchen so I could have bigger communal space

I would advise using sliding door cupboard on second bedroom

I Probably keep the bathroom as it is since I want to minimize budget and use the room for storage for things like hoover or make it coat storage and focus on relocating the kitchen plumbing

Plan A - Without Knocking Wall

Plan B - Knocking Commmunal Wall

I would move the kitchen, it currently has centre stage to your only relaxing area.

Excuse the scruffy drawing but if budget allowed and if it made financial sense in your area, I would restore the proportions to bedroom 2 and 3 and make this your main living area and make your current living space the second bedroom. I would look to incorporate as much hallway as you can and I would look at creating a second shower room next to the cupboard and an inner kitchen along the hall wall linking to the front two rooms as much open plan as you want. I would also create a squarer entrance hall and make the top bedroom ensuite….

I had the same idea

Thanks to everyone who replied!! Really appreciate the level of thought :)

In an ideal world I would definitely utilise the small study/snug area that was originally the third bedroom, and put in a kitchen or extend it into the living space (like the kitchen idea) but unfortunately reducing rooms will reduce the value of the flat.

I've looked into how to utilise the area under the low windows - and there are options to still use this for counter space (pictured)!

By the way, the closet looking room on the right beneath the bathroom is actually an external light well and I think it would be very expensive to convert it into anything else, so leaving as is!

My draft so far to divide the kitchen/dining area:

I think you should take local advice on values. Don't assume three bedrooms is worth more as in this case they are modest sizes and two good bedrooms could well be worth more.

jonathan right buyers might focus on bedroom or living room size as they might have their own furniture to bring , in case of person who living as single or as couple. compact living room with one two bedroom considered enough but like family who need three bedroom might prefer bigger communal room. So custom renovation depends if its gonna be long term generational house or gonna resell it in few years

Very good points - thanks both, will chat to some estate agents and get feedback.

Hi Heather - just a suggestion regarding what look to be multiple spotlights which I assume are the red dots on your plan? I think there are too many for the size of the flat and they are quite unpleasant in a bedroom for example. I would consider them for kitchens, hallway and bathroom but look into wall lights or well placed pendant lamps or table lamps to create softer lighting.

Hi Heather, another idea: you could move the kitchen to the front, in what it's currently the second bedroom by size. By opening up most of the hall wall, you could create a long open space that ends in the caveo. The third bedroom will be mostly unchanged, apart from being accessed from a door next to the kitchen, where the wardrobe is currently. The current kitchen would become a second, double bedroom, building a wall that would also host, on the other side, the media unit for TV and bookshelves. On the wall facing this media unit you can put a sofa, and a round dining table would be between the kitchen area and the living area.

By moving access to the bathroom at the end, you can create a laundry area to the left facing what is now the bathroom door.

Finally, if you can swap window and door leading to the caves, you could create a cloakroom next to the sofa. Or simply have a wider space for a larger sofa.

Please see image attached: in green the new walls, in light blue the new doors, in purple the furniture.

Hope it helps!

What caves Chiara?

Not caves, but caveo, it's an Italian word to mean the light well that Heather mentions, in the picture it's also called something like caveo (if I read it properly), that's why I used that word. But I mean the light well!

Definitely I didn't read it properly, it's like a circle for piping (I guess) and then SVP, need to check my glasses 🤓

Haha 😄 I thought you might have meant the svp (soil vent pipe)