Should I try to add the 2nd ensuite or 4th bedroom

Hi all,

I am considering to buy this property and renovate it
This house currently has only 2 Bed room, 1 Bath room.
I am thinking of making 2 Bed room ensuite and adding 1 bed room in the living room.
Is it overkill to have 3 Bed room with 3 Bath room? Or should I just do only 1 ensuite?

If I want to have 3 bathrooms, is there any way that I can add the 4th bedroom (small one) somewhere? The new Bed 3 seems to be not big enough to divide to 2 bedrooms.

In the picture, the left hand side is the current floor plan. The right hand side is what I am thinking to renovate

 

What does and does not appeal is often an individual matter, so there's usually no right or wrong. I'm not keen on the property.

My preference is for one level, no or minimal steps. This makes it a bit easier to move between rooms. Carrying food down steps into the dining room is a small hazard. Minimal outside steps are useful. The layout is unusual in that there are two quite big bedrooms and one does not have a BIR. BR2 should have a BIR, but where? I'll assume - perhaps incorrectly - that north is to the top of the plan. The west side of BR2 is a possible BIR location, but that makes the room 2.8 metres wide, a bit narrow. The BIR could be at the north end stopping short of the east wall, say 2.5 metres wide.

The casual room in the middle is not good. There is no natural light and there already is a big dining room. The dining room is quite big for a two bedroom house. The dining and living rooms on the west side - excluding the casual dining room - are 48 square metres, bigger than a one bedroom flat.

The proposed living area is 7.1 X 3, long, skinny, and dark at the north end. There's also a wide opening that breaks up the flow.

The L-shaped kitchen has the fridge and what appear to be pantry cupboards around the corner, not quite right in relation to the food prep and cooking areas. The kitchen is skinny and may not be to scale. It seems to be about the same width as the ding room and bedrooms.

One bathroom is manageable for two bedrooms. I very much prefer to have a separate bathroom and toilet, allowing both to be used at the same time. I cannot see a way to arrange this. With three bedrooms a separate toilet is essential, and an en suite is useful.

The longer steps at the front and short steps at the back suggest that the land slops towards the front. I like flat land - less or no steps, lower build costs and yards are more functional.

It is probably simpler to find a property with a better layout.

 

Having a 3br will increase your income and having an ensuite is kind of expected these day so will make it more rentable.
No need for a second ensuite really.
The steps into the original dining I don't understand..............
Everything COSTS, so I'd do the bare minimum

 

Stoffo's plan works. There could be a skylight above the dining room and BIR on the west wall of BR2. Enclosing the front porch will minimise heat escaping in winter and heat entering in summer.

 

Never build a 2 ensuite home. My previous home was for sale with no price guide for 5 months in a great school area with 2 ensuites and 2 other bathrooms. Over 60 inspections and every person complained that as they had more than one child there would be arguments over who would get the second ensuite. 4 years later the house is still rented as the agent believes the $1.3 million build (not by us) would devalue the block to less than than land value. It suited us as we have no children live with us. We would be happy with land value ($2.3) at this stage, but as the house is a full brick and piering build, it would be about a $90,000 demolition and very expensive rebuild.

 

Thanks for all your opinions
Do you think below layout is ok?
Is it worth it to have 4 bedroom instead of 3 big bedrooms?

 

BR3 and 4 need BIRs. BR2 has a window covered, possibly making the room dark and breaching the window to floor ratio. See Standard Window Sizes: A Comprehensive Guide For Homeowners The existing front steps may need to be blocked so that visitors go to the new front door.

 

I'd go more with the 2nd floor plan, but would definitely not add 2 ensuites, as a 3rd bedroom adds far more value. From a practical perspective bedroom 1 and 2 are right next to a bathroom, so I'd consider putting an ensuite in bed 3 as it is far away from the bathroom. However, with plumbing/electrical costs it would be much cheaper to add the ensuite to bedroom 1, and by doing that you wouldn't have to alter the doorway as in bedroom 2. If possible I'd take out the half wall between the entrance and the central living area, or add columns/whatever is currently the trend instead, so you have all that as living area flowing through. I'd also add a skylight there. Cheers.