I have specialized in luxury bathrooms for 35 years and have "Won 5 NKBA National Awards". If you were my client, I'd ask you, "Do you want to spend your money to do band-aid measures, that you're unlikely to be happy with and you're likely to end up tearing the whole thing out in a couple of years + $25,000? Or would you prefer doing it right in the first place, love it and get it over with once and for all, cause it's a messy project and isn't over in 2 weeks? Trust me, I have worked, all over the country, remotely, with clients and their contractors, from my NYC studio. I want to be honest with you, as if you were my client? Bathrooms are complicated, much more costly to do then most people imagine and you need expertise, to make it a beautiful environment, knowledge of the best products, tile, marble, lighting, most up to date solutions, be able to create a space that also gives you necessary storage and make it a relaxing, soothing environment. I would gut the complete bathroom, cause there is really very little worth saving as far as I can see, plus all the miriad of walls, creating these ridiculous separate spaces. You already plan to get rid of the whirlpool, the floor is carpeted, the vanity with a tile top is a disaster to keep clean/totally dated, blue shower enclosure is going and the space is all chopped up. Start fresh! $25,000 is like adding more to a disaster. Not only do you need a new layout which includes everything you want in the bath, utilizing the whole space, but elevations of every wall in the bath with details of everything that has been selected, is on each wall. (Check out my Houzz site and you'll see what I mean? I have a partial set of plans and elevations of the East End Ave. 2018 Award Winning Bath, + Before and After photos. Read about what the bath was originally and how we made it into a little jewel), Not having architectural plans + elevations, you're going to have a giant headache. The reason my projects come out perfectly is the architectural plans! I refuse to work with anyone who won't do plans1 Don't expect your contractor or plumber to do this because they are not designers. They do what an expert shows and tells them what to do with exacting plans. Neither of them is experts on what is available on the market or can create what you ultimately want. I can guarantee that! Just a word to the wise, better not select items as you go along, as that is a recipe for a total disaster with a lot of delays, change orders and problems. Which equals a lot of wasted extra unexpected costs, that would be better used to give you what you ultimately want! Hey, if I you have other questions and I can be of any help contact me? Let me know what you think?

Remodeling Magazine publishes a Remodel Cost Vs. Value Report each year which includes cost data for a variety of different remodeling projects organized by regions across the U.S. For your region, their data indicate a $21K cost to remodel a 5' x 7' bath at a mid-range quality level. Your master bath is larger and presumably you'd want a higher quality level, too. Here's a link to the online report: https://www.remodeling.hw.net/cost-vs-value/bathroom-remodel?y=2019 If you want to forgo a shower door, our rule of thumb is that you'll need at least 5 ft from the shower head that is protected with tile or glass. I don't see how you're going to achieve that based on your current plan. In addition to its effect on your vanity, splashing creates a slip/fall hazard in the area between the shower and toilet. Regarding your question whether eliminating the tub will torpedo your home's resale value, the answer is that it depends. It depends on 1.) consumer preferences in your local market, and 2.) the demographics of the most likely purchasers of your home. Best wishes for a successful project!

I agree with the above. The bathroom really isn't worth spending too much money on. You will lose the basketweave pattern painting the tile, ( I too love a basketweave), and painted tile doesn't wear well. While I'm sure you are going to address the issues in the ceiling, you could try to use what you have to its' best advantage. This photo is fun - http://www.lonny.com/photos/Bathroom/Pink/alR8cztgr08- what about finding a wallpaper that is the correct shade of blue/white to make the room more fun. If possible, I would change out the faucets on the sink (love the sink), and replace the medicine cabinet with a white one - something like this https://www.potterybarn.com/products/hotel-recessed-medicine-cabinet/?pkey=cmedicine-cabinets&isx=0.0.800 I'd also get new sconces or move the old one up to the proper height. A good deep cleaning of the grout and a new shower curtain and the room could really be quite cute.

We redid our master bath not long ago, and I struggled with one long/two shorter mirror options. I found this process helpful: Assuming your big mirror is still in place - use painter's tape on the mirror to mark two outlines the size of the individual mirrors you might want above each sink. Cover the middle section between the outlines with a roll of kraft paper or butcher paper (or even the back side of a gift wrap roll) to simulate a blank wall in between them. If you have a long "Hollywood" bar light across the top of the whole thing, unscrew the bulbs in the center to simulate having two smaller fixtures over the mirrors. ( To be even more realistic, mock up a tower in the center to see what impact that has. You could stack up narrow boxes, or buy a $15 sheet of Styro insulation and fabricate the approximate shape.) Evaluate what you see in the outlined areas that represent two smaller mirrors. You may still see the shower and toilet as very close. You may find that you don't like the loss of reflected light in the middle, or that the tower casts shadows. Or maybe you'll like what you see and it will reassure you that change will be good! In our case, we stayed with the long mirror. We preferred the additional light, and found it more appealing in our space to use three new lights over one mirror over two sinks, rather than the rigid symmetry of two sinks/two mirrors/two lights. Good luck!