Browse Forums Increasing Home Value 1 Feb 05, 2015 8:49 am I am really in need of help or opinions of expert.. Just bought a block of land (12.5m x 29m) and looking over few builders floor plan... Both are with 4 bedrooms + theater, but im thinking to convert it to 3 bedrooms + theater so that all the bedrooms will have decent size and will the no of bedrooms decrease the home value ? Planning to sell in 5 - 8 years.. Original Room size : Master : 3850 x 4200 (exclude ensuite and wir) Bed 2/3/4 : 3000 X 3900 Theater : 3520 X 3900 My altered plan : Master : 4500 x 3900 (exclude ensuite and wir) Bed 2/3 : 3500 X 3900 Theater : 4000 X 4200 Study ?? (decrease the theater size to include a small study ??) Any opinions will be greatly appreciated.. Re: No of rooms affecting house value ? 2Feb 05, 2015 10:00 am Your media room is too square to be a theatre room. Of course if all you are after is a media room, then all will be fine. Those existing bedroom sizes are fine, and quite reasonable in size. Ultimately, it is up to you to decide what you want, not anyone here. Owner Building at Jimboomba Woods in Logan City Qld. Blog : http://bandlnewhomebuild.blogspot.com H1 thread : viewtopic.php?f=38&t=68283 . Re: No of rooms affecting house value ? 3Feb 05, 2015 10:25 am We are also going through this dilemma. I put a question on a Facebook page asking people if they would prefer 4 smaller bedrooms or a 3 bedroom with bigger rooms, 2 bathrooms and a double garage. Handsdown they all went for the 3 bedroom. We have friends currently looking for a rental and would like to go from a 4 to a 3 bedroom but they say the biggest problem they are finding is that so many 3 bedders only have a single garage or 1 bathroom. Unfortunatly my husband and I just can't agree (he thinks a 4 bedroom has more resale value). Re: No of rooms affecting house value ? 5Feb 05, 2015 11:22 am Hi annielee, Yes as bpratt said it is ultimately up to you to make the call. I would think though that it is not purely the number of rooms that would drive a buyer, but the nature and quality of the entire home. Do those rooms get good light? Are the comfortable and easy to furnish? Does the home work well for a family? Is it located well on the block? Is it in a good area? All these sorts of thing need to be considered. While 4bed 2bath 2car if fairly standard these days, I would suggest that a really well designed, efficient 3 bedder with generous rooms and a nice garden could potentially be far more appealing than a 4 bedder with dark, tiny rooms. Especially for a family with slightly older kids who would appreciate the larger bedroom sizes. Just my thoughts. I wish you the very best of luck, whichever decision you make. Cheers, Jenny. Need hints, tips and inspiration? Join me on my Facebook page: https://www.facebook.com/ournewhomecoach Who am I? See my LinkedIn page: http://www.linkedin.com/pub/jennifer-crawford/1a/429/296 Re: No of rooms affecting house value ? 6Feb 13, 2015 9:42 pm From what I see on the market having an extra bathroom is worth more than a media room. So a 4 or 5 bed with 3 bath compared with 4 or 5 bed with 2 bath and media room, the one with the 3rd bath will sell for more in my opinion. Obviously it's not as simple as that but any good real estate agent will tell you that a lot of the sale price has to do with "perception" of value rather than actual value. Have a look on realestate (dot) com (dot) au at what has sold recently in surrounding suburbs to where you are building and try to look for the differences in prices and why that may be. We have a 12.5m x 30m block ourselves and have ended up choosing a 5 bedroom, 3 bath, 2 car design. There's no separate media room but there is a small study/sitting-room at the front of the house and two living areas (ground floor and first floor) as well as generous master bath upstairs, generous WIR for main and two small WIRs for 2 of the bedrooms. From memory, the master is 4mx3.6m, which is more than enough as I've lived in a master with 3.8x3.6m in the past and I was constantly aware of how much room I had.. and that didn't even have an ensuite or WIR. The other rooms around 3.3x3.0 with the 5th at 3.0x3.0. Sure.. a little small on the 5th but those other 3 are reasonably standard sized master bedrooms in many apartment units. Paddington 29 @ Blue Horizon Estate (Lot 105, Wattleridge Crescent, North Kellyville) Our Build Progress Blog: http://light487.wordpress.com/ Re: No of rooms affecting house value ? 7Feb 15, 2015 8:10 am We had the same dilemma but end up with 3 spacious bedrooms rather than 4 small ones. Gives the house a more comfortable feel and not as cramped. We also added extra linen cupboards and storage closets thru the house. Considering you have a smaller block, how many bedrooms do you need? Bigger is not always better. When we researched our area prior to building, we found that 3/4/5 bedroom houses were priced around the same. The layout and quality of finish is what differed. Ensure you have considered plenty of BIR space as having a 4 bedroom home (4-5 people living there) will have a lot of stuff (and crap) to store there. The more bodies, the more living space(es), the more possessions people have. How many living areas are there for the people living there? I don't think slapping in an extra bedroom to increase resale is the way to go Never argue with an idiot. They will only bring you down to their level and beat you with experience. George Carlin Re: No of rooms affecting house value ? 8Feb 15, 2015 10:04 am I really want to go with a 3 bedroom with the extra spent on finishings but my husband just won't budge from a 4 bedroom. I'm just going to have to twist his arm harder! Re: No of rooms affecting house value ? 9Feb 15, 2015 4:33 pm surfprado When we researched our area prior to building, we found that 3/4/5 bedroom houses were priced around the same. The layout and quality of finish is what differed. Exactly this. Need to research the area.. in Hornsby, it seems a bathroom is worth its weight in gold. Whereas obviously in other areas, big and luxurious bedrooms are key. Paddington 29 @ Blue Horizon Estate (Lot 105, Wattleridge Crescent, North Kellyville) Our Build Progress Blog: http://light487.wordpress.com/ Re: No of rooms affecting house value ? 10Feb 15, 2015 5:40 pm There's a number of factors in resale value such as Volume built or custom built, Build quality, wow factors, And size, , friends of ours have 4bed homes ranging from 17 to 45 squares, storage, maintenance; and your area, even your neighbour's home quality. If your home has obvious high finishes and fittings such as windows, , front doors, facade, ,landscape etc. Re: No of rooms affecting house value ? 12Feb 17, 2015 2:38 pm 3.0 is an absolute minimum of any of the dimensions in my opinion. We have a 5th bedroom that is 3.0 x 3.2 and it feels cramped by comparison to all the others that have the smallest walls of 3.2 (ie. We have two bedrooms that are 3.6 x 3.2) 3 x 3.8 might be ok depending on the orientation of the room. Re: No of rooms affecting house value ? 13Dec 31, 2015 12:11 pm Our plan (30sq single story) had four beds plus study. We increased the study slightly and it came with a double door robe. It was a no brainer to us to delete bed 4 and increase our bathroom size and wir in master. Still a four bedder but with a beautiful bathroom and big master! I have older kids and know from experience they need their own spaces for everyone's sake so The media is off bed 2 and 3 which will be our little boys own area for gaming etc and as he grows he basically will have that entire end of the house to himself! Complete with beautiful bathroom lol and we used a cavity slider to close off media from family and dining and installing a study nook bench along the end of it. Resale was in my mind too even though it's our forever home but we may want to bugger off to the beach one day to grow old! Re: No of rooms affecting house value ? 14Dec 31, 2015 12:47 pm As above it is area dependent - but there are a lot of 1/2 kid families these days who don't want or need a 4th bedroom / spare room. Personally I'd rather have 3 decent sized bedrooms on a smaller block than have 4 cramped ones everything else being equal. FWIW, a 3x2 in my suburb (Harrisdale WA) is more desirable than a 4x2 in both rental and sales. Re: No of rooms affecting house value ? 15Jan 01, 2016 11:34 am Our division is very small and over the months we have met quite a few of our new neighbours, a lot of them are building to resell and from talking to them and having a look at the houses already under construction it would appear the majority are going with the 4 bedroom, media room scenerio and some of those bedrooms are tiny (we know someones plans have the 3 spare rooms at 2.9 x 3). This is what we had planned with one builder before they burnt us for our deposit. We then went into one display home and the salesman suggested a design, 4 bedrooms with no media which we laughed at initially then went home and started running a tape measure around and realised we could quite easily add another 8 sqm into the design (I was concerned it was a little too small) and giving us much roomier bedrooms. Also one bedroom lended itself quite well to been converted into a media room should a future buyer prefer that. At the same time I saw a programme about building and one of their key tips was build to the land. As we have views and a breeze, this design took full advantage of that unlike some of the homes been built with the same aspects. We've not even laid a slab yet but the bank has valued it at $25,000 over what we're spending just on the plans so we're really happy we've choosen something unique for that area. Re: No of rooms affecting house value ? 16Feb 07, 2017 3:18 pm I'm not an expert, but I think that the room sizes look okay just off first glance. Of course it will depend on how much stuff you have to go in the room and all that at the end of the day. After all, there are people in other countries who could probably fit a whole family in a room that size! Haha! Just speak with your builder and take into consideration how long you intend to live on the property. If you're going to stay put for a decade or so, best you love the place more than the considerations about the resale value. Re: No of rooms affecting house value ? 17Feb 07, 2017 8:25 pm Realestate dot blah lists properties by the number of bedrooms, bathrooms and car spaces. Nowhere does it list room size. If you're going on resale value I think uninformed people may dismiss it initially. Maybe Re: No of rooms affecting house value ? 18Jun 26, 2018 10:00 am Hello All Instead of starting a new thread I thought I might jump on the back of this thread, as my question is very similar. We have a 4 bedroom 2 storey house with a large area upstairs as a lounge area. Due to the location of the light switches, windows, and the built in cabinets it would be a simple affair to put through a stud wall and then create a 5th Bedroom out of this area. However it does reduce the openness of the upstairs area. So in this instance do you think that building the 5th bedroom will add value or will it be counterproductive? Graham Regards Graham and Kathy Owners of 2.5 acres of Paradise.......now working towards the house! Re: No of rooms affecting house value ? 19Jun 26, 2018 10:12 am Grakat Hello All Instead of starting a new thread I thought I might jump on the back of this thread, as my question is very similar. We have a 4 bedroom 2 storey house with a large area upstairs as a lounge area. Due to the location of the light switches, windows, and the built in cabinets it would be a simple affair to put through a stud wall and then create a 5th Bedroom out of this area. However it does reduce the openness of the upstairs area. So in this instance do you think that building the 5th bedroom will add value or will it be counterproductive? Graham In our last house, we wanted to use the bedroom near the kitchen as a kids toy room. So, instead of putting a standard door on it, we put 2 cavity sliders. When we sold the house, the new owners said they would be using it as a bedroom. So, if you put in the stud wall, maybe add 2 cavity sliders instead of standard door and then it could be used as either. When not in use you could leave the doors open and still get the openness feel. 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