Where is says hallway at the back of kitchen is actually steps leading down to a door to the garden

And I mean first floor not forest floor (I can’t work out how to edit this post!)

if you want to move a bathroom its easiest if there is a nearby soil pipe or drain you can use. I would hope there to be one outside the window to the third bedroom.

And I think its a pity to plan the kitchen upstairs when there is a garden you can access. I say make the kitchen and bathroom into a kitchen diner with garden access.

And the ambition of your plans will be dictated by your budget. you need to be realistic about what money you can raise and then formulate the plan.

Thank you devyra. Unfortunately the stairs run the full
Length of the back wall from left to right. So I think there needs to be some sort of corridor.

Like this

Better use spiral stairs to the garden and it can be placed in living

The current stairs takes so much space and blocking view to the garden or add balcony with outside stairs

There are Compact stairs but recommend spiral stairs because it have many beautiful variation and design could custom fit in current corridor plus the stairs wont be visible from living (use half wall or glass fence for the stairs area)

You Will probably have small additional space in ground floor maybe can use it for storage by removing the old stairs

If theres not enough budget for changing the stairs you can make open stairs concept like this in living room to downstair, add window to the garden and don't forget to add handrail

So what budget is available?
And any idea about where the drains are (and therefore where it’s possible to move the WC)?

The loft will cost 100k (I’ve had a quote). I have approx 50k to spend on the first floor… not sure how far this will stretch and I’ve no idea about where the drains are sorry

I would suggest keep the stairs and just focus on installing the window and make it open stairs by glass railing, keep bathroom appliances and some of the kitchen cabinet that can be saved

The price of the property Will have worthy increase by these improvement, more decent size bedroom, garden view, bigger communal space, closer bath from bedroom, so good Investment to make you can discuss with local property agent to review the planning and do market research, someties they can suggest contractor and they get insentives for introducing client to them so you can persuade the agent to help you negotiate price

Task Estimated Cost Range (GBP) Notes

• Opening up wall (likely structural) £5,000 – £10,000 Includes RSJ steel beam installation
• Installing new wall & door (bedroom & kitchen) £2,000 – £4,000 Internal non-load-bearing
• Creating a new bathroom (relocating plumbing) £10,000 – £20,000 Includes plumbing, tiling,
• fixtures
• Moving kitchen a few meters £8,000 – £20,000 Depends on finishes, appliances
• Steel beam foundation (assumed for stair support) £5,000 – £15,000
• Structural work, may need calculations
• New stair installation £5,000 – £10,000 Custom design increases cost
• Installing large window in living room £3,000 – £8,000 Includes structural opening if needed

Other Costs to Consider

• Architect / structural engineer fees: £3,000–£8,000
• Building regs / permits: £1,000–£3,000
• Contingency fund (always needed): 10–15% of budget (~£10,000–£15,000)
• VAT (if applicable): 20% on labour/materials unless zero-rated

Estimated Total: £38,000 – £87,000

• Basic finishes: You could keep it under £70k
• High-end finishes / surprises: Easily push £100k+