There are many factors involved. Are the cost and hassle worth it to you? Can you afford the expense? Have you talked to local realtors and/or neighbors to see if it's something worthwhile? In some markets you will recoup your investment, in others you won't.

Sounds like a good investment. Not easy to live through major construction. Are you sure you want to do this?

If it works fine for you as is, leave it. From what you described, the house is typical for the area. There's no point in spending money for a fictitious buyer in 5-10 years if what you have is fine for you.

Bath additions don't also pay back 100%. I would consult a local realtor before a huge investment like that. In my market it would make a difference, but if most buyers aren't expecting it, don't spend the money. Unless you really want one for yourself and don't care about ROI.

Thanks for the feedback. Cost is a big concern. I wouldn't want to take on that big of a project if I wouldn't be able to recoup all or most of the investment.

I have agonized over this a bit, because the vanity area in our bedroom is very dated and I want to do something with it. Every time I start to think about simply replacing the vanity, it opens up a can of worms. I start wondering if I should replace the flooring with tile (it's carpet now, continued from the main part of the bedroom), which leads me into thinking about turning the whole space into a bathroom. It's hard to know where to draw the line!

See attached photos.

By all means, I'd do it for sure. And most particularly because you DO have a 4 bedroom home!! (ask any real estate agent).

It's incredible you have that sizable nook waiting, with a vanity already there, and right next to a bathroom. It's like your house is answering you. And you have plenty of time to do it right.

It's important to include 2 sinks, if you possibly can. Separate or apart, but I'd make it a priority to get them both in there. Come time to sell, you will never be sorry. And, just as important, close off that door access from the current full bath.

The new master bath finishes don't have to be top of the line, if the neighborhood doesn't warrant it. Function always outweighs, especially when you are a future buyer looking at 4 bedrooms, specifically because you have 3 children in tow... 2 full baths wins!

here's the thing.... sometimes its not just about 'will i recoup 100% of the investment". its 'when the time comes to sell, and there are 5 houses for sale in my neighborhood, and i'm the only one with a master bath.... will that make for a quicker sale?'. because a lot of times time is money when you want to sell your house.

not to mention, you get to have a master bath.

also, you could add just a private toilet and sink attached to your master bedroom in such an area and still have a leg up on the competition.

Try replacing just the plastic handles on the faucet with lever style handles if you want a simple inexpensive change.

When you are ready to replace the carpet umpteen years from now, that'll be a good time to reconsider the whole bathroom situation and vanity replacement. There no point in spend a thousand dollars on a new vanity, sink, faucet, mirror, and lighting that will sit on top of the existing carpet next to the wooden spindles.

In ten years, any "update" is going to look dated, so if you are happy now, spend your money on what you consider to be higher priority- travel, family, whatever.

Buyers love ensuites! But, if you create one now and then sell in 10 years, it could look dated. Maybe do the upgrade when you are closer to selling it since you seem happy with the set up as it is now.