How Much Value Does an Ensuite Add & Is It Worth It?
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Content Written By: Chris Dean - Last Updated: 09/10/2025
- Adding an ensuite can increase property value by 3-6% depending on various factors.
- The size, style and location of your ensuite can impact the value increase.
- Your house’s location, buyer demographic and current market value can also alter the value-add.
- Ensuites can cost anywhere from £3,500 to £15,000 depending on their size, the plumbing or structural changes required, and the finishings and accessories.
- Attic or loft conversions into ensuites can cost £25,000 to £50,000 or more.
- You need to have a good idea of the overall ROI before committing to adding an ensuite as it may not produce much revenue.
- Another option is to save time and money not adding an ensuite and sell quickly to a cash buyer.
When you’re ready to sell your home, it’s not unusual to want to get as much for it as possible. In fact, most of us share this goal. Renovations and repairs are just some of the ways people try to increase the value of their property before selling. These could range from full-scale kitchen remodelling and bathroom refits to garden makeovers.
One of the most common additions people turn to when trying to increase their home’s value is a new ensuite. This isn’t surprising, considering over 75% of buyers have been known to offer more on houses with an ensuite bathroom. This equates to around £4,000 extra in the initial offer, according to survey data from Mira Showers.
Unsurprisingly, an ensuite has long been heralded as the best way to increase the value of your home and help it sell quicker. But people often just look at the additional value without considering how much a new ensuite costs and the time it will take to implement. With all these factors in mind, including the additional bills and mortgage repayments you’ll pay while waiting to sell, adding an ensuite might not provide as much value as you think.
In this article, we’ll take a closer look at how much value adding an ensuite to your home actually provides. We’ll consider the installation costs, additional fees and bills, time delays and more when assessing the overall value of an ensuite. Hopefully this will give you the information you need to make an informed decision on whether to invest in an ensuite or not. It may be more cost efficient to simply sell your house now.
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Does an ensuite add value to your house?
Absolutely. Adding an ensuite to your home will usually add value to it. Andrew Harvey, Senior Economist at Nationwide Building Society, reported that if your added ensuite means your home now has a second bathroom, it could add as much as 6% to the home’s value.
“A second bathroom remains a favourite amongst homeowners and our research shows that an additional bathroom can add 6% to the value of the average house,”
Source: Harvey - 2023 Nationwide report
Another study, this one performed by Yopa, revealed that adding a second bathroom could increase property value by up to £135,000. “While bedrooms remain the primary concern for property hunters, bathrooms have emerged as the second most essential feature for home buyers,” reported GB News on Yopa’s findings. They also found that smaller bathrooms, such as ensuites, could boost the value by almost 5%.
“Access to a clean and secure bathroom space is something that we all take for granted,” said Yopa CEO, Verona Frankish, in the article. “However, it's easy to appreciate why an additional bathroom or toilet can be so sought after, particularly amongst larger households all working to similar schedules. Unfortunately, the purchasing power required to secure an additional bathroom is sizable compared to homes with just one bathroom, but an ensuite or downstairs toilet can make for a great compromise between cost and functionality.”
So yes, it’s very likely that adding an ensuite to your bathroom will increase your home’s value. However, how much it increases will depend on a lot of factors. You also need to consider the cost-to-value payoff when deciding whether to add one or not.
How much does adding an ensuite cost?
The total cost of adding an ensuite to your home isn’t easy to nail down in a single sentence. It typically ranges between £3,500 and £10,000, according to The Conversion Guy. However, it can be as expensive as £25,000 or more if you want to convert your attic or loft into one. To be honest, it’s going to vary a lot depending on the size, location, finishings, fixtures and other elements. It’s possible to add an ensuite while sticking to a strict budget, but it’s also very easy to spend a lot of money.
Here's a breakdown of the different cost ranges for ensuites of various sizes and fittings:
| Type of Ensuite | Specifications | Approximate Cost |
|---|---|---|
| Basic and small | Small surface area Existing plumbing Modest fittings and features | £3,500-£6,000 |
| Mid-range and size | Moderate surface area Mid-range fittings and finishings Tiling | £7,000-£10,000 |
| High-end and large | Large surface area Designer fittings and finishings Significant structural work New plumbing | £10,000-£15,000+ |
| Attic or loft conversion | Significant structural work Completely new plumbing | £25,000-£50,000+ |
What affects the cost of adding an ensuite?
There are numerous elements that will lower or increase the cost of an ensuite. Here are some of the most significant features you need to consider.
Size – A small ensuite will cost less than a large one.
Plumbing – You’ll need to pay more if your ensuite needs new plumbing installed.
Material quality – You can lower the cost by choosing cheaper materials, such as ceramic tiles and close-coupled toilets.
Structural integrity – The cost will jump significantly if structural work is required, such as adding walls, expanding a loft or cutting into flooring.
Custom features – You’ll pay more for high-end features, such as underfloor heating, smart lighting and freestanding baths.
House location – Where your house is located will change what labourers charge for their work. For example, plumbers and builders typically cost more in London.
How much value does an ensuite add?
How much value a new ensuite adds to your property ultimately comes down to the type of ensuite you invest in. It also depends on various factors beyond the four walls of your new bathroom, including your house’s location and its current value on the open market.
Generally speaking, adding an ensuite will boost the value of your home by 3-6%. Whether you add 3% or 6% value depends on a number of factors.
Factors that affect the value-add of an ensuite
House location – Ensuites may be deemed more valuable in more affluent areas or less valuable in less affluent areas.
Existing bathrooms – If your ensuite increases your home’s number of bathrooms from one to two, the value increase can be more significant.
Materials – Using quality, expensive finishes and fittings in your ensuite will increase the value of your home more.
Overall floor space – If adding an ensuite decreases space in your bedroom, living room or elsewhere, you might see little or no value increase at all. The value may even drop for some buyers who prioritise living space over bathrooms.
Your home’s current value – Is your home already highly valued in your market? If so, adding an ensuite may have less of an impact than if it’s at the lower end of the market.
What does a 3% and 6% increase in value look like?
It can be difficult to know what this increase in value actually looks like in terms of quid. Let’s break it down based on some general home values in the UK.
| Market Value | 3% Increase | 6% Increase |
|---|---|---|
| £200,000 | £6,000 | £12,000 |
| £300,000 | £9,000 | £18,000 |
| £400,000 | £12,000 | £24,000 |
| £500,000 | £15,000 | £30,000 |
| £600,000 | £18,000 | £36,000 |
That looks great right? But wait, remember that you’re going to have to spend money on an ensuite first. We can assume that opting for a basic and small ensuite will see the lowest increase in value, while investing in a larger ensuite with high-end materials and finishings will get you closer to a 6% increase.
Let’s revise the above table considering the cost of a basic ensuite (≈ £5,000) and the cost of a larger, high-end ensuite (≈ £10,000).
| Market Value | 3% Increase Minus Cost | 6% Increase Minus Cost |
|---|---|---|
| £200,000 | £1,000 | £2,000 |
| £300,000 | £4,000 | £8,000 |
| £400,000 | £7,000 | £14,000 |
| £500,000 | £10,000 | £20,000 |
| £600,000 | £13,000 | £26,000 |
According to the UK House Price Index, the average property price in the UK is £269,735. Based on this most people would increase their property value by £8,000 to £16,000 depending on their ensuite investment. This would equate to around £3,000 to £6,000 return on investment based on the estimated cost of installing a new ensuite.
Those figures for the higher value properties can be a little misleading. It’s not always a simple case of adding an ensuite and increasing value. If your property is already valued at £500,000 or £600,000, adding an ensuite might not increase it much. It might already have multiple bathrooms or be at its value ceiling. In this situation, adding an ensuite might mean converting your attic or loft, which could cost upwards of £50,000.
Top Tip: You need to approach an additional ensuite based on your specific property and situation. First figure out the cost of adding your desired ensuite, then try to estimate the value increase. You could look at similar properties in your area on Zoopla or Rightmove that have multiple bathrooms or ensuites and compare their value to your home’s.
🏠 Case Study: Adding an Ensuite to an Attic Bedroom
Bathroom Guru shared a case study about their team adding an ensuite to a property’s attic bedroom. They highlighted four key elements required for a successful ensuite project: building permission, budget, space, and drainage.
While the first three are pretty straightforward, it’s not uncommon for builders to encounter difficulties with drainage or plumbing. This was the case with Bathroom Guru’s project, which required significant pipework to be installed within the floors and walls to supply water to and remove it from the new ensuite.
However, once the piping was sorted, they were able to install the ensuite relatively straightforwardly. They added the usual features, including a shower, vanity, and toilet, as well as some higher-end elements, such as solid bamboo flooring, natural lighting, an electric towel radiator, and a thermostatic mixer shower. The builders also prioritised storage, adding a multi-shelf unit beside the shower that also concealed the pipework.
While Bathroom Guru didn’t specify a cost for the project in its case study, we can speculate an estimated price based on the figures above. The bathroom required significant piping work and part of an attic conversion. It also had some high-end features and accessories and took up a mid-size space.
With that in mind, the cost of this ensuite would have been upwards of £15,000. However, there’s a good chance it would have increased the value of the property by at least 5%, due to its size, functionality, and style. This means the property would’ve already needed to be valued at £500,000 or more for there to have been significant return on investment.
Only 15% of houses in Britain are currently valued at more than £500,000, according to a report by the Daily Mail using research from Savills. So most properties wouldn’t see a positive ROI for this particular ensuite.
This highlights the importance of knowing your existing market value and identifying the most cost-effective option for your ensuite. If the value increase isn’t significant enough, you may be better off selling the house as-is through an estate agent, at an auction, or even to a cash buyer if you want to save time and money.
Can adding an ensuite decrease your home’s value?
In some cases, adding an ensuite could actually decrease the value of your home. According to Woman and Home, there are numerous mistakes you can make when adding an ensuite that might lead to your home losing value.
“When creating a new ensuite bathroom, you ideally want as much space as you can,”Louise Ashdown, head of design at West One Bathrooms, was quoted saying by Woman and Home.
“It has to be comfortable to stand and move around in. If it’s too small, it’s a waste of time – it’s not always about a big shower, you need to consider the space outside the shower area as this is just as important as activity space.”
While making the ensuite too cramped is a common mistake that can lead to a decrease in value, it’s certainly not the only one. Here are some other ways you can lower value by adding an ensuite.
Shrinking your main bedroom with the new ensuite
Negatively altering the layout or original features of your home
Using cheap lighting
Overspending on new plumbing
Omitting luxury features
Creating a cramped or bad flow between the bedroom and ensuite
How does an ensuite differ from a bathroom and wet room?
An ensuite is very different to a bathroom and wet room. Here are some of the key differences:
| Ensuite | Wet Room | Bathroom | |
|---|---|---|---|
| Location | Attached to a bedroom. | Within a bathroom or ensuite. | Anywhere in the house and usually accessed from a communal space. |
| Features | All the usual bathroom features (e.g. toilet, sink, bath and/or shower). | Usually only a shower with a drain and waterproof floors and walls. | Shower and/or bath, sink, mirror and sometimes toilet. |
| Purpose | To serve as a private bathroom for one bedroom | An open and accessible space for bathing | To serve the entire household. |
How much space do you need for an ensuite?
This really depends on what kind of features you want to include in your ensuite and how comfortable you want it to be for regular use. Plumbing advice from HomeServe states that the smallest you could go with an ensuite is about 0.8 metres by 1.8 metres. This would give you enough space for a toilet, sink and shower. However, it will feel very cramped.
Louise Ashdown, head of design at West One Bathrooms, recommended a minimum size of 2 metres by 1 metre in Woman and Home. She also said a pentagon-shaped ensuite is a good option for smaller spaces, taking up about 1.5x1.5 metres of space with space for a small shower. Other bathroom specialists, such as Home Building, recommend making your ensuite 2 metres by 2.2 metres or even larger if you want to feel comfortable when using it.
It really depends on what you want to achieve with your ensuite and how much space you can afford to use on it. But it’s generally best to make sure it’s no smaller than 1 metre by 2 metres.
Does the size of the ensuite affect property value?
The size of your ensuite is one of the biggest factors that affects property value. If your ensuite feels too small and cramped, it may not increase the value much or even at all. Sometimes it may even decrease value. However, if your ensuite is a good size and feels comfortable to use, it could increase value by 3-6% depending on other factors covered above.
It really depends on what you want to achieve with your ensuite and how much space you can afford to use on it. But it’s generally best to make sure it’s no smaller than 1 metre by 2 metres.
Can adding or removing an ensuite affect resale value?
Adding an ensuite to your home can increase its resale value by up to 6%, depending on the housing market, your home’s location and other factors. If you remove an existing ensuite, it could decrease your home’s value, especially if it reduces your property’s number of bathrooms down to one.
If removing an ensuite means you still have multiple bathrooms and use that extra space to increase the size of a bedroom or living area, it could increase value. But typically, it’s not recommended as it might deter some buyers.
🏠 Case Study: When removing an ensuite isn’t the right decision
This fear of devaluing a home by removing an ensuite was clear in one Reddit user’s post a few years ago. The homeowner and their wife were expecting a baby and considering removing the second bedroom’s ensuite to make the small bedroom large enough to accommodate a growing family.
“The bedroom with an en-suite only has room for a double bed and that's about it; it's incredibly poorly designed and my gut feeling is that the ensuite is only there to add value to the house and entirely not out of practicality,” the homeowner wrote on Reddit.
While the two-bedroom house already had a downstairs toilet and a main bathroom upstairs, the owners were still worried about the potential drop in value when removing the ensuite.
“If it would have no effect (or only a very minor effect) on the value then removing the en-suite would be a no-brainer, but if we'd potentially wipe out £20,000 in value then it seems like a ridiculous decision.”
Do you need planning permission to add an ensuite?
In most cases you don’t need planning permission to add an ensuite to an existing house. You may need planning permission if:
You live in a listed building or conservation area
Adding the ensuite requires alterations to the property’s exterior
If you want to add an ensuite, you will need to get building regulation approval from the UK Government. This ensures all your plumbing, electrical and structural changes meet the required safety and quality standards. The experts you employ to create your ensuite should be able to help you apply for these approvals.
What else adds value to your bathroom?
If you don’t want to invest in an ensuite or it’s just not feasible for your property, there are ways to increase the value of your existing bathroom. Naturally, this should increase the value of your property. While it may not be as high as a 6% increase, the cost-to-revenue payoff might be more efficient.
If you already have an ensuite, upgrading one or more of the below features could make it more enticing to buyers.
1. Toilet
Incorporating a sustainable bathroom design and eco-friendly features is a great way to increase value and attract buyers. That’s why low-flow toilets are becoming increasingly popular, according to Blaydon Bathrooms. If you upgrade your old toilet, replacing it for an eco-friendly model, you could appeal to more environmentally conscious buyers.
Smart toilets are also seeing their time in the sun right now. Tech-savvy buyers are favouring bathroom features that offer an intuitive and convenient experience when showering or using the loo. This could be another option if you have more money to spend on the upgrade.
2. Flooring
Many buyers prefer bathrooms with easy-clean flooring, such as high-quality tiling. Replacing your old, grout-filled tiles with newer or more modern ones can make your bathroom look refreshed. Porcelain and ceramic tiles are highly durable with strong resale value, according to Blaydon Bathrooms.
3. Ventilation
Good ventilation is key for a pleasant bathroom experience, as poor or no ventilation can lead to mould growth, slipping and a general sense of discomfort. If your bathroom currently doesn’t have good ventilation, revamping this area could boost its value.
Silent extractor fans are a great option if you aren’t able to install a window. These range from £100 to £350, so it’s not a costly investment but can make a big difference. You could spend a bit more on an automatic extractor fan. These beauties sense when the humidity in your bathroom is too high, then turn on automatically to extract the excess moisture.
Extractor fans are great, but if you’re able to add an openable window that also brings some natural light into the space, this is the way to go.
4. Lighting
Speaking of lighting, you want the lights in your bathroom to be energy efficient and flattering. They also need to be practical and not in any danger of water damage or worse.
Dimmable ceiling lights can add more luxury to your bathroom, allowing you to lower the lighting when you want to take a relaxing bath. LED vanity lights are another great option. They provide kinder reflections in the mirror and also help when applying makeup or shaving. These lighting options range in price, from £60 to £200, depending on the brand and style.
5. Storage
Functional and subtle storage upgrades might appeal to buyers who like smarter layouts and plenty of space to keep everything in order. The National Kitchen and Bathroom Association (NKBA) promotes using drawers, not cabinets, under your vanity. This way you can see and reach everything a lot easier.
The NKBA’s 2025 Bath Trends Report also highlighted ‘his and hers’ storage and spaces as a popular design choice. So it may be worthwhile incorporating this into your upgrades. Your storage still needs to be elegant as well as function, so consider putting in a recessed shower niche or wall-mounted shelves for a more subtle, integrated approach.
6. Fixtures and accessories
You need to be careful when upgrading your fixtures and accessories as not all buyers will necessarily notice or even care about luxury fittings. It’s better to identify fixtures where you can either solve a problem or appeal to a wider buying group. Replacing that leaky showerhead with a high-pressure, rainfall or eco-friendly option is a good start. So is replacing your faucet with a water-saving option.
Another good bet is to find accessories that people will actually notice or want. Sometimes this will be dependent on your buyer demographic. Replacing your shower bath with a walk-in shower might appeal more to older, less mobile buyers. While Bluetooth mirrors and whirlpool tubs often don’t age well, heated towel rails are a good option if you want something simple that appeals to a lot of buyers.
7. Countertops and walls
Similar to your flooring, it’s a good idea to go with high-quality and durable materials when revamping your countertops and walls. Choosing a laminated countertop will save you money now, but it won’t increase appeal or resale value. You could go with a quartz countertop, which is double the price but has much higher resale appeal and is far more durable.
Is it better to invest in an ensuite or sell now to a cash buyer?
This really depends on your specific situation. If you have the time and money to invest in an additional ensuite, and you’re certain it’s going to increase the value of your home, it’s probably worthwhile to go ahead with it. However, if you want to sell quickly, don’t have a lot of money to spend on renovations and aren’t sure that an ensuite is going to actually increase your property’s value, you could save yourself the time and trouble by selling quickly to a cash house buyer.
As a professional cash buyer, we buy homes in any condition around the UK. We’ve been doing this for almost 20 years, providing fast and fair sales to people who want to sell quickly.
Let’s say you decide to add an ensuite to help your house sell for more on the open market. You’re still going to have to wait an average of five months to sell. Adding an ensuite can take an additional two weeks, while renovating an existing bathroom can take up to six weeks, depending on the complexity of both projects.
If you’re ready or need to sell now, you might not want to wait the 6-plus months it will take on the open market. We can help you sell your house, with or without the ensuite, in as little as 7 days. We tend to tailor our service based on people’s needs, with many opting for a sale timeline of 2-3 weeks. This is still 12x faster than putting your house on the open market through an estate agent.
Due to the speed of our service and the fact we cover all fees, including legal and surveys, we tend to offer no higher than 85% of the market value. When you consider all the additional expenses you pay (estate agent commission, utilities and council tax, legal fees) for a normal sale, plus the plumber, builder and electrician costs of a new ensuite, this 15-20% below market value figure might not be so significant.
If you’re interested in learning more about selling to a cash buyer, I recommend reading up on how it all works. Our guide on how to know if a cash buyer is legitimate might also be helpful when researching companies. If you’re ready to get a no-obligation, free cash offer, simply submit your postcode below to get started.
Edit Log
09/10/2025 - Content rewritten by Chris Dean, edited by Raphael Kaye
09/10/2025 - Content updated in line with Editorial Guidelines (Reviewed by Mathew McCorry)
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