Extra Room or Ensuite?

[kayso]

We have a small 3 bedroom house and plan to have a small 2 storey extension at the side of the house (approx 2x4m per floor). Whilst we are in agreement about the new downstairs room, we have a dilemma about the upstairs space. In trying to balance the expense involved against adding most value to the house, do we leave it as an extra upstairs room (play room, office etc) but access to our son's bedroom would be through this room, OR move a couple of interior walls so creating 3 slightly larger bedrooms, with the master bedroom possibly being ensuite?
In short, what is more desirable?? An extra room, or providing an ensuite?

[raysparx1]

Personally I would go for the en-suite, I would think it will add more value and be easier to sell, people like en-suites and nearly all new builds have them in now.

[Nether Edge]

Perhaps ask local estate agents, if adding value is your manin aim? Or else decide which arrangement of rooms you yourself "desire"- it's your home, isn't it, so value ought to take second place to comfort.

[dolly pond]

speak to local agents and find out wot buyers want, access through rooms never works when you are selling, and trust me, I`ve been in the business for 7 years.