Convert 2-bed to 3-bed flat

[refurb_hero]

Hi Everyone, I'd like some advice based on the collective experience here!
We're in the process of purchasing a fantastic two bedroom raised ground floor apartment in a four-storey Victorian conversion. Two of the rooms are huge with great proportions, original features and 3.4m ceiling height. It's in a pretty bad state though so will need freshening up.
This is a buy-to-sell project to sell in 6 months / revaluation if I can't sell.

I have identified that the existing kitchen can be converted into a study / small bedroom. So we have to relocate the kitchen and have come up with the options as shown in the pics in the link below.

https://drive.google.com/file/d/1YE6fcretnuOuVBeesM2n2xQ4YIKw20U4/view?usp=sharing

Option 1: Relocate the kitchen to the centre of the plan. I've kept it as a closed kitchen so as to not disrupt the grand features of the living room, plus living room remains large. Don't mind the bedroom becoming smaller (but that's personal opinion). The kitchen is internal but can use super strong extractor hood, strong mechanical ventilation and exhaust, and with great lighting and design can make it look good.

Option 2: The room facing the street is south facing and bigger, so can make that the living room with an open plan kitchen. This works on plan, but it's just that it's such a beautiful room so not sure about putting a kitchen in it. Or should I bite the bullet and do it.

Option 3: If we put the kitchen in the room facing the garden (along with living areas), then its shorter plumbing and ventilation routes to the rear external wall. Being next to the bathroom probably also helps and makes it the most cost effective solution?

Please can you vote on Option 1, Option 2 or Option 3. Feel free to add comments on why you chose that option like:

• would cost the least
• would add most value
• would be attractive to buyers

Thanks and really appreciate all advice!

 

[Madeofale]

i think id leave it as the first picture and stick with 2 bedrooms, i think the larger room sizes being kept will look more attractive, id prefer a seperate kitchen than one inside the living room too

putting the kitchen like in pic 2 and 3 might be tricky cause theres no hot and cold water or waste, where the kitchen is now itll all be there so less work and on a outside wall there wont be an issue with cooker hood ducting

the extra work and cost of putting a kitchen in like in pic 2 and 3 will out weigh your money gain on making it a 3 bedroom, especially when the 3rd bedroom will be so small by the time theres a bed in it

a 2 bedroom will still appeal to a lot of buyers

just to add the area etc could make a difference to any choices you make, for example where im from its hard to sell a flat/apartment theres not really much call for them for buyers, round here they are pretty much just for the rental market, so that might explain why i said what i said above, however down south in london etc i know its a totaly different ball game with apartments etc

 

[refurb_hero]

Hi @Madeofale , thanks so much for your comment and your time to post a reply. You've given lots to think about there. Tbh that might be the straightforward solution. The street that this apartment is on consists mainly of such apartments, privately owned, maybe a few rented dotted around, but yeah mostly people buying for themselves. And this one that we're trying to get is fairly larger than the others! Hence trying to maximise the space offering per sqm. With wfh lifestyle changes the smallest room could be converted to a study and even that might be of value?

 

[Madeofale]

i wouldnt force a room to be something like a study cause id just leave it as a room and the buyer can choose to make it a study or kids bedroom or storage etc, plus you can list it as a bedroom but if the buyer chooses not to use it as such thats up to them but you have the extra value in selling it listed as an extra bedroom

good quality kitchen and appliances add value, see too many people flipping properties and choose a cheap kitchen with cheap appliances, decent quality doors are important too and by that i mean bedroom doors etc so many people just opt for the egg crate white panel doors from the likes of b&q etc

an alarm system too is something not many people think about when doing up a property you can get smart systems now that have sensors and cameras that all link wireless and connect with a phone or email etc and i feel an alarm will appeal to both young and old, for the older buyer its peace of mind they can activate it at night and be alerted if someone tries to break in, and for the young its a cool gadget but also extra peace of mind they can leave for work all day and their home is secure and if anything happens they will be alerted straight away but they will have that security from day one they move in its not something they have to think about getting someone in to fit and an extra cost to find after just buying a place, obviously it goes in the price of the house with extra on top for you doing it all but you get to make that bit more and they get to pay it off mixed into the mortgage over how ever many years

 

[refurb_hero]

Thanks for the pointers @Madeofale !