skip to main content

Remodeling Design Dilemma Bedroom

How will dividing a large bedroom impact resale?

12 days ago

I have two large bedrooms on the second floor of my house (about 16x12). i am considering splitting one of the rooms into 2 so that my 2 kids can each have their own bedroom. One room would be 8x8 and the other 8x11. One would technically be an ”office.” We live in a small cape-style house. Would rooms this small negatively impact the resale value of my house? Thanks!

Sort by:Oldest

Comments (12)

acm
12 days ago
last modified: 12 days ago
you would need to know your local market to answer. those are quite small, but is the market hungry for 3BR and tired for 2BR? if you admit one is an office (I presume because no closet), does the other really qualify as a bedroom sufficient to be one of two? will the kid with 8x8 really be happy? can you build a loft to make more usable space in one or both?
kandrewspa
12 days ago
In some areas a bedroom has to have a closet to be considered a bedroom in a real estate listing. Are you in a cape - do you have bedrooms on the first floor as well?
Related Discussions
Large Master bedroom? Or an extra room?
Q
Comments (2)
Sorry, but if things aren't to scale, it's hard to know what to say. If resale's not a concern, then use it how you will most benefit from it, but do make sure you do a scale drawing and even mark out the walls on the floor and see how you like it. If extra rooms mean you can have family there, maybe that's the way to go. Unless a master bedroom's a really wonderful place, most people only sleep and dress in there, so if you can make use of that space more creatively, go for it. Walk in closets are nice, though. Two or three-way bathrooms are useful, IMHO.
...See More
Dividing a bedroom
Q
Comments (11)
OK, well, I didn't read all the posts, cuz I could tell it was getting ugly.... but here is my answer to the initial post: I would do it. We bought our 1950's 2 br house intending to put an addition on it. We realized it was going to be too expensive to do so, but we really needed a 3rd bedroom. The master bedroom wing was a previous addition and the bedroom measured 14.2" x ~25' long (not including massive closets on each end!) It was a weird long, skinny space, where it was difficult to arrange furniture to utilize the space well. We put up walls to create a hall and small 3rd bedroom/office. The new master bedroom is now 13.2' x 14.3' (plenty big in a small home!) and the office is a small 10' x 9+' with a big walk in closet. it suits OUR needs but I was a little worried about resale. Last summer we had 3 realtors look at the house. All three talked about what a big improvement it was. It increased the value of the home more than I thought. I'm so glad we did it. It cost us a few hundred dollars in 2 x4s, drywall, and a new door... and is SO much better! In your case, the master will still be big at 19 x 13, and the two new kids rooms will be plenty large at 9 x 14. If your resale market is similar older homes or a mixed selection of older and newer, I'd do it. If it's all new homes with huge rooms, maybe not.
...See More
1 large bedroom or 2 smaller bedrooms?
Q
Comments (6)
It would depend on the market. Is this an area for singles, couples, kids? If the area is mainly singles, then a larger bedroom might attract more potential buyers, when you do sell. I mean, everyone else will probably have the two small bedrooms. But if it's couples, kids, etc. then the two bedrooms will be a better choice. Any chance you can make the smaller bedroom a den with double doors, if you decide on that option?
...See More
Fixed sqft: Which adds more value extra full bath or large bedrooms?
Q
Comments (14)
Personal opinion and nothing else: Typically I'd say "make the bedrooms smaller -- I don't spend much time in there anyway"; however, in either situation, you're talking about small bedrooms -- is the master one of these small bedrooms? My kids have 12x12 rooms, and over the years my girls've had 1 twin ... 2 twins ... and 1 double ... but never anything bigger, and you're talking about smaller rooms! Add-on question: What kind of closets do these bedrooms have? A bedroom with plenty of good storage can be smaller and still be comfortable, whereas if your closet is modest, you need space for larger dressers and other storage. Having said that, if you're a typical 4-person family, I don't really see the point in having more than two bathrooms. They're expensive, high-maintenance rooms -- I want enough bathrooms for comfort, but I don't care to over-bath myself; I just don't enjoy cleaning toilets that much. An outside-the-box thought: If you'd JUST build the third bathroom for resale, you might consider leaving that room "empty" /use it as storage ... and in the future you'd have the option of finishing it off yourself ... or it could be presented to future buyers as "a room that could be renovated into a bathroom". That would also allow the future buyers the option of using that small space as a pocket office, a craft room, or whatever ... if it suited their purposes better. In conclusion, I suspect the 4/3 layout would be better for you at resale time ... but you're talking about trying to guess the mind of some unknown person, which is impossible. Build the one that'll suit your family best now.
...See More
Verbo
11 days ago
last modified: 11 days ago
That is far too small to do anything but DETRACT from the value. Kids can share. 16x12 isn’t that “large” to begin with.
Denise Marchand
11 days ago
Requests for own bedroom is a real dilemma. I think a 3 bedroom is more desirable especially for office/extra bedroom. Think Orient Express bunkbed against one wall with built-ins all around.
palimpsest
11 days ago
last modified: 11 days ago
8x8 would not be a legal bedroom in my location. We don't need a closet but it needs to be 80 square feet or 8x10. It has to be at least 8 ft in one dimension.

In the 1950s -60s they would do rooms with an accordian wall down the middle. This might work to divide the room into two some of the time, and it would be easily removable for resale.

https://woodfold.com/accordion/residential/
eld6161
11 days ago
Yes, by dividing that room, you are left with very small spaces.

That said, I’m on the same page as Pal. Google temporary walls. Lots if idea on how to divide the space for as long as you live there.
partim
11 days ago
Is there any way that a part of the hallway, or part of the other bedroom, can be used to enlarge the bedrooms or provide closet space? A floor plan might help us give you ideas.
decoenthusiaste
11 days ago
last modified: 11 days ago
How old and what gender are your kids? Some ideas will surface if we have more info. Is the office a necessity or just a thought you had? Can we see a floor plan?
partim
11 days ago
A local real estate agent is really the only person who can answer the question about whether this will negatively impact resale value.

As far as whether your kids would prefer 2 small rooms to one large shared one, I think you wouldn't be posting this question if they didn't want it.
ci_lantro
10 days ago
Walls take up space so your 8' is going to shrink down to +/- 7'9". Bedrooms have to have a window. Would both rooms each have a window? Don't forget the space that gets killed by the door swing. And the closet.

8' x 8' is the size of 2 sheets of plywood; prison cells are usually 6' x 8'. 8' x 8' could be called a deluxe prison cell.
PRO
Sabrina Alfin Interiors
10 days ago
last modified: 10 days ago
Where we are, a bedroom has to be at least 80 sf and there needs to be an egress window. Check your local building codes before attempting this. You could, instead, simply hang a privacy curtain down from the ceiling.
Helen
10 days ago
Those are extremely small rooms.

I wouldn't permanently divide the rooms but would look into the kind of semi-permanent room dividers that are used in New York City where a portion of a living room is "walled" off to turn into a small bedroom.

Related Stories

MOST POPULAR 5 Remodels That Make Good Resale Value Sense — and 5 That Don’t

By Matt Clawson

Find out which projects offer the best return on your investment dollars

LIFE 8 Ways to Tailor Your Home for You, Not Resale

By Laura Gaskill

Planning to stay put for a few years? Forget resale value and design your home for the way you live

STORAGE Bedroom Storage: 12 Ways to Work Your Wardrobe

By Luisa Rollenhagen

Instead of letting the mess in your closet overwhelm you, tackle it head on with these smart and simple solutions

SELLING YOUR HOUSE Kitchen Ideas: 8 Ways to Prep for Resale

Some key updates to your kitchen will help you sell your house. Here’s what you need to know

WORLD OF DESIGN Trends: Create a Cozy Bedroom With a ‘Sleeping Box’

By Agnès Carpentier

Designers share why the unconventional sleep spaces are the perfect solution for these 4 homes

DECORATING GUIDES Single Design Moves That Make the Whole Bedroom

By Becky Dietrich, Interior Designer

Take your sleeping space from standard to extraordinary in one fell swoop

COLOR PALETTES Set the Mood: 4 Colors for a Romantic Bedroom

By Jennifer Ott Design

Bring your love of color — and the colors of love — into your master bedroom

BEDROOMS The 20 Most Popular Bedrooms of 2017

By Becky Harris

No matter the style, neutral color palettes in a range of layered textures ruled this year

COLOR 8 Small Spaces Where Paint Can Make a Big Impact

By Five Star Painting

Don’t forget about these little areas in your home. The right paint color can inexpensively transform a space

WINDOW TREATMENTS The Art of the Window: Sheer Madness

By Jess McBride

We offer 20 reasons to embrace gauzy curtains' goodness — on windows, as room dividers, and around the bed and bath

Sponsored

Century Stair Company

16 Reviews

DC Metro Area Luxury Custom Staircase & Railing Professional

More Discussions

How to replace porcelain sink with farmhouse without removing Corian?

5

new kitchen layout - wall not even

11

Midcentury Kitchen & Dining Remodel

8

Is a wet room cold?

4

Should I lime wash the exterior brick of my home?

1