Loft conversions v extensions v conservatories??

[nykkieberry]

I have a lovely two bed house but we are in desperate need of a third bedroom to house our frequent weekend guests. We don't want to move so the choice is a simple loft conversion with stairs, a 3 x 4 conservatory with blinds, a 3 x 4 extension on the back of the house with patio windows or a garden shed with heating and running water (!) Firstly, how do they compare in relative cost? And which would be the most valuable (taking into account cost, potential use,resale value) ? We are really stuck! Thanx

[moonacre]

It really would depend on your house - its situation, surroundings and garden (especially size). Costs of each are likely to be remarkably similar.

However I've read that estate agents generally say that an extension will almost always add more value than the cost, a conservatory neutral or slight negative and a loft conversion negative. Don't even think about the shed option!

Why not pop into a local independent estate agent and ask for some free advice?

[nykkieberry]

Thankyou - a really good way to go - i'll pop into Reeds Rains at lunch. I did read in some independent research yesterday that an extension will add double its cost and that a conservatory/loft extension will pay for itself plus half in the current market. I'm not really looking to add value - i just want to cover the costs really. An extension would probably be the best option based on your advice as it will be more multi-purpose than the other two. It's interesting that they will cost the same - that has changed my opinion as i thought that they would go up in price Cons, Loft, Ext. We have been quoted 8k for a 3 x 4 conservatory so i was little apprehensive about the other options. The shed was a joke - but there are some gorgeous two storey ones at the garden centre!!!

[sddsddean]

To help you a bit, we built a conservatory this summer. It's 5.3m x 3.6m (pretty big). For a laugh we asked for a quote from Everest; �15500. Way too expensive. BTW, get as big a one as you can; the quote for one half the size was only �1000 less. So, we dug the footings, poured the concrete, got a mate to do the dwarf walls (we bought the bricks), did the concrete slab. A mate of ours works for a window manufacturer, so we got the glasswork etc at trade price including replacing the existing patio door with a french door. It was also tiled, furnished and had electrics put in. Total cost �8500. If you can do a lot of it yourself, you can save ����'s. Also left the brickwork natural inside, saves on plaster and decorating. It is great. I think if you want a spare bedroom your best bet would be to convert, say, the dining room and use the conservatory as a dining room. According to all the furnishing brochures we got, loads of people do. Also, don't forget to check/inform for planning permission, advise your mortgage lender and check the deeds to see if there is a restrictive covenant which means you have to get the developers permission (this at a price, but normally only on newish houses).