Removing ensuite - impact on property value

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nanoberry

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I'm contemplating removing the ensuite bathroom in my apartment to allow for more space in the master bedroom - I'm currently trying to assess how much it might devalue the property if I were to do so (I have no plans to sell in the near future so I wouldn't be hugely concerned unless its a massive difference)

Apartment info:
2 bedroom apartment, South Dublin, recently valued at €375k. The ensuite is not in great condition, and the master bedroom is a bit tight for space. I can either refurbish the ensuite or remove the ensuite completely and reclaim the space. I don't currently have any need for an ensuite, and its an awkward shape so I'm seriously considering getting it removed completely. I'm aware potential future buyers might think differently however

Any thoughts on the potential new valuation of the apartment if I were to remove it? Am I crazy for even considering it?
 
With the removal of the ensuite will your master have a larger footprint or will it still feel like a room off the master? In my opinion, if it can be done well it should not reduce value that much and if it makes a more functional home for yourself then it should be looked into. There may be obvious obstructions to do structural work in an apartment.

In my experience on 2 bed, 2 bath apartment is best suited for people that are sharing, but if it is a one family household that space can be put to better use. Anecdotally I used to live in a 2 bed 2 bath and the ensuite was used as a storage room.
 
I would suggest you talk to the management company before anything. Most (if not all) apartment compexes do not allow any change of the apartment structure and if they do you would have to furnish plans to do so.
 
@Dublinbay12 Yes removing the ensuite would make the bedroom quite a bit bigger - its a room "within" the main bedroom rather than off it (if that makes sense) It's structured like a partitioned corner within the main bedroom, no supporting walls as far as I am aware.

@PatrickSmithUS The bedroom is actually fairly small, with little storage space, and its an awkward shape, hence why I'm considering knocking it. It would give me a lot more floor space

I will get it assessed properly, I'm just thinking out loud right now. Initially I was going to refurbish it, but its an awful waste of money to spend on something thats not needed, when I could really use the extra space.

Just wondering if I'm making the apartment much less attractive to future buyers if an ensuite in a 2-bedroom is expected.
 
If you have no plans to sell in the near future, then I'd do it.
Assuming it is just a corner of the room that is blocked off with two stud partitions. This is most likely as you said, (no supporting walls), easily established by tapping on the walls.
All the ensuite is is a water inlets for the sink (2) toilet (1) and shower (1 or 2), and a waste outlet for the toilet, sink and shower. It isn't a major deal to cap these off in such a way that they can be re-used or re-opened down the line if your situation changes or you sell. In the meantime you have a more functional bedroom. We did the same in our house with the "under the stairs" toilet. Capped of the sink and toilet and put a washing machine in there instead. When we sold the house we showed the new buyers that they could convert back to a toilet room if they wished.
 
It's kinda contradictory saying will it devalue but at the same time saying you are not selling but in answer to your question it won't devalue it as long as prior to selling you put the ensuite back to it's original state for reasons mentioned earlier.
 
Subject to elcato's point about about being permitted to make such changes, so long as you properly cap the services so that they can easily be reinstated in future you can keep your options open. Currently, a nice WFH space might be more valuable to many than an en-suite!
 
I'd be with Elcato here; if you do go to sell, budget to reinstate the ensuite first.
 
Budgeting to reinstate the ensuite only makes sense if not having the second bathroom would devalue the apartment to a greater extent than the price of reinstalling it.

Thats what I'm trying to figure out. If its only a few thousand difference in the selling price (or if it is inconsequential to the selling price) then there would be no reason to put it back in as it would cost more than that to reinstall the ensuite
 
From an investors pov, a 2 bed 2 bath may be more valuable than a 2 bed 1 bath because they may be able to rent at a higher rent or rent it more easily. For example, suppose the difference is 100 euro per month in rent between the two. At 6% yield this roughly translates into a difference of 20,000. Try to see online or speak with a letting agent for the area and see what the rental difference might be.
A 2 bath apartment would also appeal to an owner occupier who might want to let out the 2nd bedroom under rent-a-room.
 
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