Is there a proper bathroom downstairs or would you add an ensuite? Play rooms are a bonus with small children so if you opened up that room by widening the doorway or added a larger sliding door (to close off when you don;t want to see in there) it could improve the of the hallway. Later it could become the media room for teenagers or a guest room. Do you use the upstairs living area much? Maybe a small nursery could be built in to the study nook part until the children are older. I don't know if I would like a balcony opening off young child's bedroom for safety.

Thanks everyone, again, a lot to think about! With regards to changing the structure of the house to make it more open plan - making one large living/dining/kitchen room is not something I want to do, it means getting rid of the 50s styling (inbuilt shelving brickwork etc) which I love about the house in the first place. It would also not be very practical for Hobart living, with freezing winters heating such a large space comfortably (initial heatpumps plus ongoing winter bills, without or without the wood heater )- would be completely out of my budget to be honest. I'm also not a huge fan of open plan living in general. The sunroom is effectively a 'tacked on' room to the outside of the house (load bearing wall). It was the original concrete deck just enclosed with plastic sheeting roof and walls, again a very costly renovation that I wouldn't be able to afford without years of saving. I'm liking these suggestions though- its all stuff that hadn't even crossed my mind. I think I will go with turning the bedroom into the kitchen and opening up the house from that side, I think that because it's a one bathroom property, it makes sense to me having 3 bedrooms and a larger kitchen/dining space. Thank you again for all your help and detailed responses :) Laura

Two things -- what is the floor between the 2 stories made of , year it was built , thickness , insulation , waterproofing membrane ? And is it only for guests , and how often do they stay ? IF it is concrete floored and guests stay a few nights a year , not a problem . If it is 25mm timber on wooden beams with a plaster ceiling , and it is a B'N'B , then maybe not .

My daughter ran her business from her bedroom until they could afford a 3 bedroom house, their 2 bedder with two boys and no where else to fit an office was a very difficult time which thankfully they all survived. Having your office in your bedroom should be avoided at all cost, as you never leave the office behind as my daughter found out. Your bedroom is where you go to relax , I certainly wouldn't give up my sanctuary for anyone, even my kids. You are there full time so it makes sense. Your house already has enough rooms, except for making a small change to allow for another bedroom albeit small next to the bathroom as per my suggestion, Both of these rooms have space for the boys to have a desk (they don't need a lot of storage being part time) The desk in the living area can be built in to hide an office. This is a low cost solution and won't damage resale value. If down the track you can afford the new deck, try to work out to fit a room underneath as a hang out (media) area for the boys. not sure about WA but rooms like these in some states can have ceiling height at 2100, depends on what name!! you give them. My son is in a similar situation to you, except he now lives in a Studio Apartment in Sydney, so when he has his two kids 50 50 they make do in that space and seem to manage very well.