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Can anyone find another bedroom here?

Discussion in 'Renovation & Home Improvement' started by Bran, 30th Dec, 2015.

  1. Bran

    Bran Well-Known Member

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    Any ideas for this floor plan? Does anyone think it can be re-jigged to create another bedroom (ideally with ensuite?)
    Screen Shot 2015-12-30 at 6.22.19 am.png
     
  2. teetotal

    teetotal Well-Known Member

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    Get rid of the sun room, convert that into a Bedroom.
     
  3. Gockie

    Gockie I'm an ISTP-A female, so I might be a bit quirky! Premium Member

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    If you did that you'd have to steal some living room space because a bedroom 1.8m wide won't cut it for most people. 2.5m wide is about the minimum reasonable width for a decent bedroom.
     
  4. Bran

    Bran Well-Known Member

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    Agree - but maybe I could do this by opening up the kitchen.

    Or opening the sunroom up completely, and stealing the kitchen for a bedroom (+/- ensuite) opening onto that rear deck - obviously far more expensive, but it could do with a new kitchen anyway - I am yet to confirm, but I think plumbing is all easily accessed from below
     
  5. moyjos

    moyjos Well-Known Member

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    Move kitchen to sunroom and make bedroom in kitchen space.

    What is downstairs? Can you make a kitchen /living room downstairs and
    Than get a better sized bedroom upstairs with a bonus/family room
     
  6. Bran

    Bran Well-Known Member

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    Screen Shot 2015-12-30 at 6.25.23 am.png
     
  7. wylie

    wylie Moderator Staff Member

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    Is this house in an area where people expect an ensuite or expect four bedrooms? If they want an extra bedroom that sunroom could be used.

    We rejigged a house and turned an old verandah into a bedroom (cut a new front door and installed new front stairs to do this). It created a fourth bedroom. Problem was potential tenants then came expecting a "four bedroom house" and were disappointed there was no second living area. Deck was a plus but we learned that in our area four bedroom houses are bigger.

    The people brought by the "four bedrooms" in the advert were not interested in our house. They either had kids to fill the bedrooms or were singles. Both types of potential tenants want a second living area as a minimum. We didn't have one and so were aiming our advert to the wrong people. We stopped advertising it as such. People renting now have used the fourth tiny bedroom (originally third bedroom) but the advert was bringing in tenants expecting more.

    Edit - just saw the downstairs plan. That gives you more options. Second bathroom and possibly main bedroom/ensuite (depending on how attractive the area is for a master/ensuite). Does it have good height and feel nice or does it feel like a "downstairs" extra space?
     
    Last edited: 30th Dec, 2015
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  8. Bran

    Bran Well-Known Member

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    It's a changing area, with houses like these scattered amongst 5/2 and 5/3 properties. It's more for a quick equity gain rather than a huge increase in rental appeal or income - the vacancy rate for the area is very low.
    There are no photos of downstairs, so I'm unsure of height or quality - but Im trying to arrange an inspection before it's first open. I would hazard a guess that it feels very downstairs.
     
  9. Mumbai

    Mumbai Well-Known Member

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    Put a bed on the deck. Sleep under the stars :)
     
  10. Bran

    Bran Well-Known Member

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    Can I sell that to the valuer? ;)
     
  11. wylie

    wylie Moderator Staff Member

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    Gotcha! Was thinking it was a house you already own and you were looking for higher rent. For a potential purchase I would say that downstairs second bathroom adds cheapest bank for buck and dress the room with a bed as a minimum for the valuation.

    I'm guessing you would do this before first tenant goes in and ask for a revaluation after six months?

    Just be aware that if the 5/3 and 5/2 houses nearby are new and/or substantially renovated you likely still will look like the poor relation and that will reflect in the valuation (ie. how comparable are those and will a valuer ignore them and compare you with more likely 3/1 houses nearby?)
     
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  12. Scott No Mates

    Scott No Mates Well-Known Member

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    Put it up in the roof space, stairs where you've got the sunroom/over existing stairs.
     
  13. Bran

    Bran Well-Known Member

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    The entry stairs seem a waste of space to me. But removing these removes the internal staircase.

    Edit: @Scott No Mates seems you have the same idea
     
  14. Scott No Mates

    Scott No Mates Well-Known Member

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    @Bran - I've got nfi ;)

    Is there an external elevation?
     
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  15. Bran

    Bran Well-Known Member

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    Yep.
    Quick outsourced (minor) reno renting as soon as possible with early val.
     
  16. Bran

    Bran Well-Known Member

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    For the stairs? No. Flat roof. Just a hole in the floor. I'm not sure I'm following either of your posts
     
  17. Scott No Mates

    Scott No Mates Well-Known Member

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    I was thinking that you can raise the roof, install a proper flight of stairs over the existing flight (even starting back towards the sunroom with a new opening for a door - three steps/winder in the corner, then upstairs to the new level with bedroom & ensuite).

    Not a cheapy reno but may also give views etc.
     
  18. JacM

    JacM VIC Buyer's Agent Business Member

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    Replacing staircase with elevator would save a little bit of space....
     
  19. bob shovel

    bob shovel Well-Known Member

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    Downstairs would be the best spot for it.

    But.. Otherwise what about split the living so that you have bedroom 4x2.5 then take some of the sunroom for ensuite
    You might need to jig the kitchen walls slightly to open up the living areas more, close off the small kitchen entry and put cupboards, then remove some cupboards along the deck wall
     
  20. bob shovel

    bob shovel Well-Known Member

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    Why not rip out the current stairs and put the stairs out side? If downstairs can't be used just have stairs going straight up to the living areas. That will give you extra space up top to play with
     
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