Planning to finish my attic and add a bedroom, office, lounge, and maybe a bathroom. Got 3 estimates, last was $73k including a bathroom, others were $35k without. House is currently 5br/3ba/2kitchen. Is adding a 4th bath up there essential? Have $350k equity and plan on using a home equity loan to finance.

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I would add the half bath - sounds like it’d be a heavily space space and nobody likes having to go to the bathroom on a different floor.

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I do

I think it depends on whether you would use it. In my first house we had a finished attic but it was just bonus rooms that were rarely used so a bathroom would go to waste.
If you work from home and would be in the office most of the day then I would imagine having a half bath would be valuable.

I’ve had many houses with finished attics. Usually the walls are slanted and weird, which makes for a strange shower. It’s usually cheap square footage where the kids hang out. My childhood self is asking for heat/AC and steps that aren’t too steep. If you are planning to recover that money through reselling a 4th bathroom is probably closer to 5-10k added value. The finished sqft could pay off nicely though. Let’s say it was 500sqft and in my area you get $236-300sqft for finished space, even if it was on the low end being attic space 35k isn’t bad. 1/2 bath vs full bath won’t be a huge difference the pita is probably running plumbing up to the attic. Building a bathroom is fairly easy at that point. So the question becomes are you willing to eat about 30k for the convenience of a close bathroom because you likely won’t recover it. If it’s your forever home maybe it’s worth it.

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