How Much Value Can an Extra Bath & Bedroom Add to My Home?

Home renovations can be expensive and picking the right home improvement project is crucial in order to achieve the maximum added value for your property. Some additions give you a higher return on investment, or ROI, than others when you sell your home. In most cases, an extra bath and bedroom will add substantial value to your home, depending on a variety of local factors.

For 2021, the national average cost in the United States for mid-range, upscale and upscale master suite bathroom additions were ​$56,946​, ​$103,613​ and ​$320,976​, respectively, according to Remodeling magazine. These additions increased the sale price of a home by ​$30,237​, ​$54,701​ and ​$152,996​, respectively.

Real estate website Opendoor found adding a bedroom increased home sale prices by ​$20,000​ in 2019, while converting existing square footage into a bedroom added ​$14,000​ in value. According to Clever.com, you'll add between ​$30,000​ and ​$50,000​ for each bedroom you add to a house.

Any national estimate is just that – the state of the real estate market, the school district the house is in, whether it's a small starter home or McMansion and myriad other factors will affect the price of any house that's being upgraded. This is why it's best to meet with a realtor who can run area comps and estimate what a house will appraise for in a specific area.

Consider the other houses in your neighborhood before deciding how much value an extra bath and bedroom could add to your home. Overbuilding for the neighborhood could be an expensive venture that is not likely to pay off in the end. On the other hand, if your home has two bedrooms and one bath, and many houses in the area are three-bedroom, two-bath homes, adding an extra bath and bedroom could significantly increase your home’s value.

If you plan to sell your home in the near future, you may want to consider smaller, less expensive home improvements because there is no guarantee that you'll achieve a worthwhile return on your investment.

Spending ​$40,000​ to add an extra bath or convert attic space into a bedroom does not mean you will get ​$40,000​ back when you sell the house. If your house is already comparable to other properties in your neighborhood, a modest makeover of the entire home could save you money and pay off better than a bigger-budget project on one or two rooms. Especially if you plan to move in the next year or two, save the money to put into your new home, and complete a few less-expensive enhancements instead.

Home staging experts recommend spending a more modest amount – ​$5,000​ to ​$10,000​ – for fresh paint, new carpet, updated fixtures, doors and windows, curb appeal and other general improvements that attract buyers.

When you consider to what extent you want to go with your home improvement project, it is best to follow the ​15 percent rule​. Know your home’s value, and do not spend more than 15 percent of that on any one project. Some beneficial projects with the best ROI include interior/exterior paint, kitchen remodeling and adding a deck.

Working with a local realtor, you can find out in advance if your addition will put your sale price way out of line with other comps in the area, which could affect a house appraisal value, and therefore, a bank's willingness to issue a mortgage.