Need to tweak floorplan in the next 48 hours - help please!

One of my properties has become vacant and given the long but distinguished list of 3 bedders on offer in the area (and dearth of 4's), am strongly considering converting my 3 bed house into a 4 bedder. Budget is low < $5K, but commensurate with the area so don't want to overcapitalise.

Would greatly appreciate recommendations on where you'd stick the 4 bed and whether you think an extra toilet/bathroom is necessary. But with a budget of $5K, 2nd bathroom will cost a lot more than that. Utopia would be a 4x2 with an ensuite of course.

The rumpus would be the logical choice to convert a 4 bedder but very exy to relocate a bathroom there plus the door to i would open up straight into the living room?

@wylie @Westminster @Mel Morgan hope you don't mind me tagging you as I know how clued up you are on these sorts of things (if you have time of course).

 

Tx Wylie! All valid ideas but re: porch no I don't think I can enclose it...just too much mucking around aside from the legality issues. Re: converting laundry and stacking in cabinet, yeah may be possible but arrgh rear bedroom is too small for a master. But I like the idea of using the cabinet for the laundry. Just have to measure depth.

 

I'm going to guess that plan isn't the most accurate

I probably would use the rumpus but create a hall way either at the front or rear of it and block off what appears to be a door in the middle?

 

That seems to be the best bang for buck for $5k. I could rejig the whole house but no point if there is only a $5k budget. It also means that if they don't want a 4th bedroom that it's still large enough to be used as an additional living area

 

Carport would be pretty expensive Wylie and personal view is deleting a garage in the kind of suburb the property is in wouldn't be a wise idea. In a diff suburb, might be a goer.

 

OK didn't think of that. That is possible. Will cost a bit more to do but in the interest of saving $ do you think opening into the living is a big no no?

 

From the photo it looks as though the house is likely on stumps. Why is it so expensive to bring water and sewerage to the rumpus room? Is the gradient to the sewer not steep enough? Otherwise it shouldn't be too much of a problem.

 

You

You can't see via photos but the rumpus is on a slab...the rest of the house MAY be on stumps. Have to check.

 

Given there's no access via the rumpus to the garage, could you not just advertise as a 4 bedder and call the rumpus a 4th bedroom to give people the option? I don't think the door opening to the living room is such an issue.

I'm thinking the demographic might want a laundry room (instead of in a cupboard), what about down the track putting an ensuite where the living room alcove is against bed one? Square off the living room and relocate the wardrobe?

 

Didn't think of that alcove tx Mel, great idea. OK I might just enclose the rumpus then...you cant tell from floorplan but that rumpus isnt actually closed off completely..so I will have to erect a wall there. Am guessing circa $1.5K for that?

 

I wouldn't put the laundry into a cupboard.. A laundry (as per the building code) is a wet area and should be waterproofed accordingly. In the event of a leak, your insurance claim may not go too well.

I would go with the Rumpus as the 4th Bedroom, but I wouldn't go to too much effort in converting it.. having the flexibility of a Rumpus or Bedroom would be event better..

 

Makes sense....how would I have 'flexibility' for either...sliding frosted doors?

 

Finally got a photo...this is what I'm working with in the rumpus...stairs involved as well which makes things trickier. The rumpus is about 3 stair treads lower than the living room if you cant see.

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I really like sliding/stacking doors which hide in a cavity.. but would require re-framing the wall, failing that, barn doors, or event cheaper, a curtain

 

the steps throw a spanner in the works.. you can't really put a wall at the top or bottom of the steps..

 

Fair point Wylie. 3 beds rent for $380-420pw with 1 bathroom. 4 beds from $450pw typically. Higer rents from late 4s for fresh/nice props with 2 bathrooms. The starting range is for 4x1. Its a lower socio area in Sydney but not the pits. House is already decent looking as is and ready to rent.

It's just a question of whether 4x1 (seeing I'm reluctant to spend on 4x2 now) will yield $30-40 pw more by virtue of a wall being put up. I THINK it will but sure, no bathroom an smaller living will put some families off. That being said, I find less affluent suburbs are more laissez faire about these sorts of things.