Be sure to consult your local planning authority before deciding on any extensions to the property.

Keeping a w/c on the ground floor would be beneficial in terms of disabled access. If possible, explore the possibility of relocating the existing w/c away from the kitchen to avoid air contamination from the w/c going to the kitchen.

Once you have clarity from your local planning authority on what you can build, you can then begin to explore internal arrangements to a greater degree.

www.pwjarchitects.com

I also agree with MATH, but you might consider a variation: move the staircase to a traditional position in the rear LR opposite the front door, then put a 1st Floor bathroom where the stair is currently. You'd have to eat into Beds 1 & 2 to make it work, but it would still leave you with 2.5 beds, and you get a larger more open Kitchen

But letting introduces another range of variables and too often these sacrifice quality to practicality. What does GK want?

No letting. My aim is to sell to a young professional couple. Most likely first time buyers. I'm planning a high end finish, gadgets in the kitchen, underfloor heating, open gas fire, etc. to achieve top end return. It's clear that an upstairs bathroom is best. I like the idea of moving the stairs and having 2.5 bedrooms. The 0.5 gives options for study/nursery/ walk-in wardrobe. Great ideas. Thanks everyone. I also need some ideas with increasing kerbside appeal and will upload some photos. Thanks again for your input everyone.

If you are going to sell this house then tree bedrooms better than two. Eliminating one bedroom would put down value of the house.

I'd be careful on the really High End finish with stuff that's not necessary. Putting in underfloor heating is great, but a first time buyer will not expect this. It belongs in a further up the chain property. Do not buy gadgets for a kitchen, they may not be to the liking of the buyer and then you've wasted money. First time buyers are grateful they've got a house full stop. Space is what they buy. If you've got two beds and a bathroom upstairs that's perfect. What would a first time buyer want with three beds and a bathroom downstairs?? Too many beds that they don't need and the inconvenience of not being able to go to the loo in the middle of the night.

As i said before, make the downstairs as large and airy as you can, they will like to entertain. Put the bathroom upstairs, stick in a log burner, not an open fire, not everyone likes those.

Moving the stairs likewise, is just not necessary. 2.5 beds is not one or the other. Stay at Two with a bathroom.

Not to crow, but we rent out houses and have renovated them and sold on too, so I speak from quite a bit of experience. The best thing to do as Jonathan concurred, is ask an Estate Agent, and take the advice of other developers that know the tricks of the trade already.

It's very easy to get carried away with grand plans that are not necessary. They just eat in to profit.

After all, most First Time buyers are probably looking forward to doing everything themselves! Not all, granted, but quite a few of them - and again, although that's a sweeping statement, it does completely depend on where the house is as to what finish may be expected.

I would split the front bedroom 70/30 to fit a small shower room in, and create a utility/shower room at ground. That way you will still have 3 good size bedrooms (front bedroom could still be a decent 11ft x 11'11) and 2 small bathrooms. The only issue is the new soil pipe, but the investment would be worth it.

Man About The House - really appreciate your advice. Thanks to everyone for their input. One last question - the wall between the hallway and reception room - leave in or take out ?

Existing front room is only 9ft3 wide. As a rule of thumb, receptions under 10ft across don't really work, especially if they are the primary living space, so I would be inclined, given there is a porch, to remove the wall. I wouldn't reduce the upstairs front bedroom below 10ft either - a 4ft9 wide bathroom is achievable, and a narrower shower room (3ft6) would allow a bedroom of 11ft+ wide.

Agree with Fudds, take out, it's got a porch so no cold wind blowing through when you open the front door. The lounge is very narrow at only 9+ feet across.

Good luck!!

I think this bathroom upstairs thing is completely over analysed. I live in an area of 1900 3 bed mid terrace houses. 90% have the bathroom downstairs as an annexe beyond the kitchen. If you are predominantly in this kind of area, a bathroom downstairs is common and most people viewing won't think anything of it. By going to 2 beds, you are reducing value at the expense of space.

Keep the three bedrooms but give the master bedroom an ensuite. Ideal Standard have some really good tips on how to do this with their Concept Space range.

http://www.ideal-standard.co.uk/concept-space.html