Adding master bath or larger hall bath (fit in, house)

[Winky76]

Hi!
My husband and I are looking to redo the second floor in about a year, learning from our first floor gut reno we are planning wayyy in advance and purchasing special order items very early. Anyway, just beginning the brainstorming ideas stage and struggling with a decision. It’s cantilever dormered (not my ideal but it is what it is) we don’t think doing a large expansion is worth it here.

Small house, the second floor is appx 800sf. There is currently a 5x8 hall bath. We were thinking of keeping the hall bath, making it a tad smaller with just a shower (first floor has a bath with a tub) and carving out space for a master bath with a free standing tub separate shower. In order to do this we will cut down some space from the bedrooms.

The other option is to reposition the bathroom, make it larger and comfortable and having the doorways be like a jack and Jill but more like entrance from hallway and master. Bonus for this layout is not adding a bath and not interfering with taxes. We also have another full bathroom with a large shower in our basement which my husband uses daily when he comes in from work.

The second floor larger freestanding tub is a must to fit in our plans. . Even though or first floor tub is the deepest we can fit in the space it’s still short. I fit great but my husband not so much. He would love to take a bath once in a while to ease his body.

The house is comfortable but not very large. What do you think in terms of resale is more valuable? We aren’t planning on selling for at least another 5-10 years and that’s even if we decide to sell. We love our neighborhood. We build for our needs but always do consider the investment should we decide to move.

What would you do?

Thanks and looking forward to replies.

[AJS Alex]

You say the house isnt that large and there's already three bathrooms... You dont need to waste the space for a 4th... Make the second floor bath larger.

[Elke Mariotti]

Originally Posted by AJS Alex

You say the house isnt that large and there's already three bathrooms... You dont need to waste the space for a 4th... Make the second floor bath larger.

Agree!

[Kbinspections]

Not a fan of cantilever dormer. Rooms tend to be cold.

[Winky76]

Originally Posted by Kbinspections

Not a fan of cantilever dormer. Rooms tend to be cold.

I just can’t stand the way this one was done. So not architecturally appealing. Haven’t seen any I like so far ever. We were toying around with the idea of removing the second floor and doing it properly but we know then we would at that point blow out the side of the house too and then of course redo do the entire exterior and the whole project will explode. Neither my husband or I can do a “builders grade” project so when we factor what will inevitably happen it would not be a sound financial decision. We would completely price ourselves out of this neighborhood. At that point as much as we love where we live and the most incredible neighbors ever then we should buy somewhere else. We aren’t ready to give up our nieghbors so we have to suck up living with a meh exterior (but a great interior

Anyway, thanks all. We can’t technically count the basement bathroom because permits....
still lots to think about.