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What an extra bedroom adds here

See the median sold price by bedrooms in your district, and what one more bedroom adds.

How it works

What buyers pay for one more bedroom.

We take every completed sale in your postcode district over the last three years from HM Land Registry, join it to the bedroom count on the property record, and find the middle (median) price for each number of bedrooms. The median is the price half of homes sold above and half below, so one mansion cannot drag it up.

The gap between two neighbouring groups is what buyers there have paid for the extra bedroom, on average. It is not what a loft conversion or extension will add to your home: bigger homes also tend to have more floor space, bigger gardens and sit on different streets. Use it as a guide to local demand, and ask an agent before you spend.

A group needs at least twenty sales before we show it, and homes whose bedroom count is not on record are left out.

Common questions

Extra bedrooms, answered.

Does adding a bedroom add this much to my home?
Not necessarily. The figure compares homes that already have one more bedroom, which are usually bigger in every way. Building one adds floor space but costs money, and a conversion that loses a reception room or a garden can add less. Ask a local agent what it would add to your home before you build.
Where do the prices come from?
From HM Land Registry price paid data for England and Wales, joined to the bedroom count on each home's property record. Scotland and Northern Ireland are not covered.
Why are some bedroom groups missing?
We only show a group with at least twenty sales over the three years. A smaller group would give a noisy middle price, so we leave it out rather than mislead.
Why is the gap sometimes small or negative?
In some districts larger homes sit on cheaper streets, or most sales of one size were flats in a single new block. A median compares the homes that sold, not identical homes, so a small or negative gap is a real local pattern, not an error.
What is a postcode district?
The first half of a postcode, such as SE15 in SE15 4QH. You can type the district, your full postcode or your address; we use the district.
How do I find out what my own home is worth?
Use our free online valuation for a range built from the sales that best match your home, then ask a local agent to confirm it with a free visit.

Sources

  • HM Land Registry Price Paid Data. Completed sales in England and Wales over the last three years; each answer shows the months it covers. Contains HM Land Registry data © Crown copyright and database right, licensed under the Open Government Licence v3.0.

General information, not financial advice. A figure from public records cannot see inside your home; a local agent's visit can.

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