Personally, I don't like the idea of stepping up into an ensuite, and it may mean some people of more mature years are instantly put off buying the house when you are trying to sell it. But if you are going to live there long term, it would no doubt be more affordable. Dollars aside, my personal opinion is to go with the design that has the vanity next to the toilet, to the left of the cavity slider (around the corner). With a double shower, it is practical and has wow factor. It appears that you have a window on the wall that will then be opposite the slider, and that would be yet another cost to consider if you were to position the vanity on that wall, as it would need to be reconfigured unless it is very high up. Maybe make the then blank wall that faces the bedroom door (where the original ensuite door was) into a feature with an interesting colour and art-print combination. I completely understand the whole cost-benefit dilemma you face with this one. If you are doing it to sell, don't spend much on fancy tap ware or imported tiles, as you won't get your money back. Basically, if you plan to sell it in the next few years, I wouldn't touch the ensuite unless it's ghastly.

We considered all of your ideas and more, to the point where we had a sure plan, quoted and ready to go - only to be surprised when we actually saw it. That plan was to make the current ensuite the main bathroom and enter off the end of the room, to reconfigure the WIR to a third bedroom and to make Bed 2 the new master with a walk-thru robe to the new ensuite - currently family bathroom. The issue was that despite taking room from the existing wardrobes between the WIR and Bed 2, the area was just too small - so back to the drawing board. What we have decided to do is keep the same floor plan, knowing that if we choose to sell and return the WIR to a third bedroom it will cost approx. $4K - we think this is a great return on investment, but for our needs the WIR is a big benefit. It turns out our draughtsman missed some vital space where our current pantry exists so we have been able to utilise that space and move the pantry. This has allowed us to change the opening to the main bath to be adjacent to the back door/hall area which removes it from the kitchen/dining/lounge. Despite our best efforts we couldn't make room for a separate shower and bath, so we will have a shower over bath (island style) larger vanity (1200mm) and a concealed cistern toilet. Our finishes will do the talking with exposed brodware michaelangelo shower/bath mixers, beautiful marquina carrara and nero mosaic floor tiles and subways together with a statement wallpaper. We will retain the ensuite as is but we will make the shower significantly bigger, add a large vanity and concealed cistern toilet as per main bathroom. Same finishes. The trick in the ensuite is that we will cover the existing windows opposite the existing shower with the vanity and shaving cabinet (they are frosted from the outside) so we can utilise that wall and it makes no difference to the outside of the house - plus they are double glazed and don't open on that wall so it makes no difference to light or function. Here are the floor plans and the before photos , demo has occurred and we'll be framed and lined prior to Christmas, so stay tuned for more updates!

I spent so much time considering this for our bathroom reno and came to the conclusion that:- - If you have plenty of space and need lots of storage, go for a floor standing vanity. - If you don't have much space, select a wall hung vanity - as it will be easier to clean underneath in a small area and gives the illusion of more space.

I always think about what part of the bathroom is going to wear out first. Bathrooms are heavy duty areas with everyday use and moisture. Your vanity will probably be looking sad after 10 or 20 years of use, but your tiles should still be good. By tiling behind the vanity it means that you can swap out the vanity for a new vanity (great when it comes to resale), without worrying about having to match old tiles. Bathroom renovations are generally for the long term due to the expense, so you should plan for the long term. Best of luck, Dr Retro of Dr Retro House Calls