Sacrifice a den in condo for a bigger kitchen?

8 years ago

Due to recent flooding, I’m renovating the living/dining/kitchen space of an open concept 2 bed/2bath condo in a high end Chicago neighborhood. The kitchen was approximately 10x12 and a nice 2000s builder grade, but nothing special. Currently, there’s just barely enough space to squeeze a good sized dining table between the living room and kitchen, and extra space for a den/office area. I’m thinking about expanding the kitchen into the current dining space by 5 feet, to make a 15x12 kitchen and slightly bigger living room space, then putting the dining table where the den currently is. This would allow me to add a pantry, expand the kitchen island, and include a wall oven and microwave separate from the stovetop. Attached are the two proposed plans for the living/dining/kitchen area.

Is this a bad idea for resale/value? I am planning to live here for a few more years and then either sell or rent it out. I personally want the larger kitchen but I’m worried about losing the den space for future buyers or renters. This is a top dollar location and I don’t want to sacrifice the future price for something I prefer for only a few years. Insurance would cover replacement of the old kitchen, so I’d be paying out of pocket essentially only for the extra elements. For flexibility, I wouldn’t put a hanging light over the new dining space, but would instead use recessed overhead lighting throughout.

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JAN MOYER

8 years ago

last modified: 8 years ago

I like the second option. Condo living is essentially empty nest couples, or singles. Lots of island dining takes place. Assuming a nice kitchen, the study may well be overlooked entirely. Much depends the rest of the building, I'd take the second in a heartbeat. And use a round dining table : )

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Comments (12)

darralisa
8 years ago
I prefer the 1st option. This seems to give you a more spacious feel. I would go with a round dining table. Also you could consider built in open shelving with a drop down desk top for wall across from island is you need work space and more storage.
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Patricia Colwell Consulting
8 years ago
IMO you need to talk to realtor in your area but since the study is open to the rest of the space it really does not work as a bedroom so I think I would opt for a bigger kitchen .
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User
8 years ago
Agree with Ms. Colwell. Talk to a realtor and take into consideration what other condos in your building have to offer. If a potential buyer had a choice between your condo -- remodeled -- and another condo in your building with the original layout, which would they choose? Good luck in my hometown!
Toronto Veterinarian
8 years ago
I like the second option, and I did exactly what you are suggesting (except mine is a bigger unit) - I sacrificed the den I never used to enlarge my kitchen. I couldn't be happier. I wondered about how it would affect my resale value (since a lot of condo buyers seem not to be big cooks or entertainers and don't seem to value much of a kitchen), but I decided to ignore that idea and do what I would like - instead of worrying about what some hypothetical person might like in 8 or 10 years.

Here's a rough outline of my unit -- the dotted line is the wall I removed between my den and the old kitchen

And if you want before and after pictures, here's the thread I did on [my reveal[(https://www.houzz.com/discussions/my-reveal-dsvw-vd~4751866).
shirlpp
8 years ago
The first option with changes: Add pantry next to the cabinets that are near the sink. Put in a smaller island and maybe a smaller dining table. Keep the study as it gives options to future buyers - someone might have a small child that they would like to put in that space, or use it for overnight guests. I would not turn it into the dining area.
Janie Gibbs-BRING SOPHIE BACK
8 years ago
Hi hji716,

No, I would not do it if you're planning on selling/renting in the near future.

Being able to put the word "Den" in a listing is huge, many people (including us) work from home and having a dedicated area is paramount.

"a pantry, expand the kitchen island, and include a wall oven and microwave separate from the stovetop" sounds expensive as well.

Your future buyer/renter may be the type of person who gets takeout/delivery/doesn't really cook and may not care about the kitchen, especially if you're in an urban area.
thinkdesignlive
8 years ago
Talk to a realtor for sure. This will be taking into consideration what you spent on the initial purchase, the improvements you must make and then a comparison to comps. That exercise in math will help you decide.
dan1888
8 years ago
I like the second option without the second sink. I'd prefer the counter space.
quarks
8 years ago
Use a smaller fridge and forget the island. Put your table there instead. Keep the study. Good spot for cosy reading chair, bookcase and or storage and or small desk.
Ryan
8 years ago
Take the first option, but make the island larger for dedicated seating and do away with the dining table. Dining in the den looks like it would feel cramped, and the dining table between the living room and kitchen looks a bit forced together
katinparadise
8 years ago
Would you consider leaving the den as is and implementing this type of concept instead?
It would let you expand your kitchen into the old dining space but still leave a table. You would just make the island smaller and attach the table to it instead.