I love your colors; I think they're awesome, but I had to tone down my colors too when we put the house up so I see what you're saying. I'd definitely leave the bathroom as-is! It's possible that the people who buy your house would turn the dining room back into a bedroom and then expand the house in some other direction for a big eat in kitchen and having that full bath there would be an advantage. FWIW, we had a full bath on the main floor of our 2nd to last house and the tub only was used for washing the dogs, but there are some days where I really wish I had one in this house (like when the dogs roll on a dead skunk and I have to bring them upstairs to wash them).

Hollysprings, I heard you. I'm not sure about the HVAC. We have a pretty powerful boiler. It's 5 zones. Not sure if we could connect to existing zones since the room size will be so small. It's more the AC that I know will be a problem. Separate unit will probably be cheaper. Our AC is already a bit too small for the square footage so I'm told (though the house stays nice and cold so I dunno). I read somewhere to expect 6k for stand alone HVAC. So I am OK with that. But since we already have a staircase, and egress window and plenty of ceiling height, I thought maybe our job could be cheaper....maybe more in line with a basement renovation. The house is only 17 years old. I don't think the attic would have been built the way it was unless the builder considered having it be easily finished. There is already electrical up there as I said (we put a candle in the window during christmas time and it's plugged in). Would any of these factors bring the job down under the 50k number and move it to the 20k number? I have a guy in the neighborhood who does great work on the cheap side (as long as you cook him food lol). He created an entire room out of a screen porch for my in-laws for 25k. And we do live in MA so it's not cheap. I really just need one kids bedroom up there. Nothing fancy.

With reference to your new guest bath layout. What will do you think will be in that closet? To me you are turning it into a hallway. I really think you had the correct layout in your 2nd round drawing. I know you said you needed the wall space in the study - so just switch the bathroom door from access in the study to in the hallway/foyer like the current drawing. Plus, others always say to put more closets in than you think you need. You have the option to have multiple closets in that area and to me you are pretty much eliminating them all. The walk-through closet sounds cool, but in reality it is just a hallway. Also, have you had a change to read through the post "Small thing that get forgotten"? I have linked it below - lots of good points/ideas. Here is a link that might be useful: Small things that get forgotten - Building Advice

We are a new family so we are not even thinking of this as a “forever” home or not. It’s really our first home. It’s a semi 100+ year old home in downtown Toronto; master on the first floor is not an option. Walking 14ft to get to a bathroom is perfectly fine for us. Mobility isn’t an issue for us. My only concern is if we are limiting our privacy by having our master on the 2nd. Do the pros outweigh this con.