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Senecio

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#274427 21-Aug-2020 17:49
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Just wondering if anyone has done this or would have any thoughts on what value may be added to a house by adding an en suite. We own a property in West Auckland and are planning to get out of Auckland in the next 3-5 years. We have good equity in this house with a small (by today's standards!) mortgage outstanding. Trying to assess whether its worth spending any money on the current house to maximise return when the time does come to move out in the few years. Certainly don't want to over captilise but I think in our situation an en suite could potentially add value.

 

So we have a bit of an unusual house. 4 bedroom with only 1 bathroom, and quite a small bathroom at that given the size of the house. It was originally built in the 80's as a 3 bed house and then extended in the late 90's to 4 bedrooms. Not just a 4th bedroom tacked on but total overhaul with 2 of the original bedrooms no longer in existence. Both turned into expanded living areas with 3 new bedroom built in a sizable extension over the garage which was added at the same time. The new master bedroom which is in the extension above the garage is quite large and could easily be turned into a master en suite arrangement. And given its above the garage the plumbing is probably on the more affordable spectrum of adding an en suite. 

 

I just think that most families looking for a 4 bedroom house would be expecting 2 bathrooms (or more) and may not even consider a 1 bathroom house. It didn't worry my wife and I when we bought a few years ago as its just the two of us but we're not your typical family home buyer.

 

Lets say the house is ~$900K and the budget for adding the en suite is $25k. Would we get our money back, could it be worth more than $925K with the en suite?

 

Any thoughts welcome.


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xpd

xpd
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  #2547235 21-Aug-2020 18:06
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Wouldn't bother myself, you won't get the $25k back IME.  If you were planning on being there for another 10 years, sure, but not 3-5.

 

 

 

 





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froob
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  #2547241 21-Aug-2020 18:09
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We added an ensuite to our home five or six years back, but I can't answer the question of whether your plans stack up from a financial perspective. If you are seriously considering the work, then it might be worth talking to a real estate agent about the potential for them to add value.

For myself, I would be inclined to do the work only if it was going to be of real benefit while I still lived in the house. I expect it will only add value to the house roughly in line with what it costs you. You will also get all the stress and hassle of construction works in your home.

My thinking is that there is real benefit to being able to sell the house slightly cheaper, while leaving more potential for a purchaser to carry out renovations in a form and style that suits them.

 
 
 
 


k1w1k1d
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  #2547244 21-Aug-2020 18:19
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Not sure how much it would add to the selling price, but pretty sure it would make the house a lot more attractive to potential family buyers, thus making it easier to sell.


rphenix
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  #2547245 21-Aug-2020 18:21
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xpd:

 

Wouldn't bother myself, you won't get the $25k back IME.  If you were planning on being there for another 10 years, sure, but not 3-5.

 

 

I agree.  Only do this for your own benefit while living in the house not to try and make a profit.


Senecio

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  #2547642 22-Aug-2020 13:48
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Thanks for the feedback all. Looks like a resounding not worth it. We wouldn't bother doing it for ourselves, we've been here for 3 years and could easily spend another 3 here with only one bathroom. I don't think I need to do it to make it easier to sell as this place would sell itself easy enough.


antoniosk
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  #2547721 22-Aug-2020 16:40
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Senecio:

 

Thanks for the feedback all. Looks like a resounding not worth it. We wouldn't bother doing it for ourselves, we've been here for 3 years and could easily spend another 3 here with only one bathroom. I don't think I need to do it to make it easier to sell as this place would sell itself easy enough.

 

 

If you're after the profit piece, doing a little work to identify where and getting consent (if required) to do so would be valuable. Then you can sell it along with the house as 'ready to go'.

 

If all 4 bedrooms are in use, 1 small bathroom is really pushing it





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bfginger
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  #2551046 28-Aug-2020 06:15
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With the dizzy price of Auckland housing $25,000 only represents around 2% of the house's value. I'd say there's a good chance of another bathroom paying for itself if the other is old and small.

 

Personally I would have it as an independent bathroom in this case. An en suite means children wanting to go through your bedroom to the bathroom at all hours.


 
 
 
 


Goosey
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  #2551047 28-Aug-2020 06:36
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Lets be honest, for us folk who have en-suites the non monetary benefits are;

 

- naked and or choice of pyjama attire to carry out "business"

 

- naked or choice of attire to transit between shower and undies draw

 

An Ensuite brings you unlimited minutes, free data, endless roll over-in-to-it...

 

 

 

:-) 

 

🤣

 

It will add value to sale price, but you wont make that back. 

 

Just make sure you consider fan extraction and what noise that will bring across the house via vibrations and Id also noise insulate well..... 

 

 


blackjack17
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  #2551049 28-Aug-2020 07:04
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Goosey:

 

Lets be honest, for us folk who have en-suites the non monetary benefits are;

 

- naked and or choice of pyjama attire to carry out "business"

 

- naked or choice of attire to transit between shower and undies draw

 

An Ensuite brings you unlimited minutes, free data, endless roll over-in-to-it...

 

 

 

 

How is that different from any other bathroom in the house :)





SATTV
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  #2551064 28-Aug-2020 07:45
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You say you are only going to live there for three to five years, we said the same and 15 years later we are in the same house.

 

I would speak to a good real estate agent, I can give you the name of one if needed, she will let you know what to spend money on and what not to spend money on to achieve the best selling price. ( she calls a spade a spade and we have found her to be honest and very on the ball )

 

In our house she told us not to spend too much in the kitchen as it was not going to sell our house, it would be the view.

 

She also said if we were going to stay, spend what you want and enjoy it.

 

My parents regretted not getting an en-suite 55 years ago when they built the family home, I know with just the two of us a second toilet would be handy at times.

 

John

 

 





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Paul1977
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  #2551195 28-Aug-2020 10:55
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Where did you get the $25K figure from? If that's just a guess, I think it's at least worth getting a couple of proper quotes.

 

An en suite is a definite selling point, and could be the difference between 5 people being interested and 10 people being interested. The more people you can get to "fall in love" with the house, the more a good agent can get them to up their offers.

 

It's not just adding a bathroom, it's turning a big bedroom into a "master suite". If there was space (and assuming it doesn't have one already), I'd consider a WIR as well - it probably wouldn't add much cost if you were already renovating.

 

You won't double your money or anything, but I doubt you'd lose on it. And you'd get to enjoy an nice new en suite for a few years as well.

 

 


lapimate
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  #2551214 28-Aug-2020 11:54
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This:

SATTV: ... a second toilet ...
Showers etc can be scheduled - lavatory not always!


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