How much does a bedroom cost?
propertyfinder.com analysed property for sale around the UK and analysed just how much value that extra bedroom can add to a property. Getting a foot on the property ladder is a dfficult but hugely satisfying step for most first time buyers. But once the home owner is ready to upgrade, each successive rung on the ladder is a much greater step than the last, forcing homebuyers to stretch themselves further and further every time they trade up.
On average across the nation a two bedroom home costs £38,620 more than the price of a one bedroom home.
Table 1 - UK average property price - by number of bedrooms
| Size of Property | Average Price | £ per Additional Room |
| 1 bedroom | £131,099 | n/a |
| 2 bedroom | £169,720 | £38,620 |
| 3 bedroom | £225,073 | £55,353 |
| 4 bedroom | £336,475 | £111,402 |
Warren Bright, Chief Executive of propertyfinder.com said:
Of course, larger houses have additional reception rooms and bigger gardens, but the number of bedrooms still provides a reliable guide to the UK's property ladder. This research shows how, far from getting easier, the climb gets tougher and the sums ever greater as you seek a larger home. A fourth bedroom costs not far off the same price as an entire one bedroom property!
Regional variation
The starting point for a one bedroom property varies widely across the nation, costing £173,000 more in London than it does in Liverpool. But as you trade further up the ladder, the variability by area becomes more significant. London is the most expensive place to move up to a fourth bedroom, costing an extra £232,000 for a four bedroom property.
To buy or to build
An obvious solution to needing more space is to extend your existing home. An additional room may only cost £20,000 to £35,000 to build, depending on where you are in the country. In most cities, this is well below the cost of buying a larger home, especially when you consider the impact of stamp duty.
National Property Prices - average per size category
| Property size | 1 bedroom | 2 bedroom | 3 bedroom | 4 bedroom |
| London | £235,364 | £319,063 | £470,910 | £702,778 |
| Liverpool | £62,313 | £68,131 | £93,556 | £133,064 |
| Sheffield | £89,628 | £101,868 | £129,902 | £217,240 |
| Birmingham | £89,919 | £107,547 | £126,396 | £218,085 |
| Leeds | £130,344 | £183,966 | £280,972 | £435,255 |
| Manchester | £109,930 | £123,531 | £142,532 | £225,487 |
| Glasgow | £158,462 | £232,730 | £303,490 | £368,517 |
| Bristol | £140,578 | £178,734 | £223,559 | £308,388 |
| UK | £131,099 | £169,720 | £225,073 | £336,475 |
Warren Bright said:
A sensitive, well-planned extension can be an excellent way of adding space and value to your home. However, cities such as London are very densley built and additional rooms may be impossible to fit in or be prohibited from a planning and conservation perspective. A badly planned addition can be a disaster and can detract from rthe value of your house.
With a fourth bedroom costing up to £230,000 you could just take an up market hotel room whenever you need some extra space!
