How much value does an extra bedroom add? Can you sell for more money with a 3 bedroom by converting a den in a 2 bedroom home into a bedroom? Truthfully, there is no formula for how much the selling price can increase by adding an extra bedroom. Likewise, converting a windowless den into a second bedroom may not be an attribute when it comes time to sell just because you gave it a new purpose and labeled it a different use. Some owners may want to convert a 2 bedroom [or 2 bedrooms with a den] to a 3 bedroom to make it look better on paper upon selling the property. You may get more traffic to attract the segment of buyers who are shopping for a 3 bedroom home, but if it is a compromised space where the third bedroom is too small to utilize as a proper bedroom with sufficient closet space, awkward layout and compromised flow of space, it will more likely turn off buyers than get more dollars for the home.
The Ontario Building Code [now available online for the most up to date revisions] sets out the minimum guidelines for areas of bedrooms in Section 9.
9.5.7. Bedrooms or Spaces in Dwelling Units and Dormitories
126.96.36.199. Areas of Bedrooms
(1) Except as provided in Articles 188.8.131.52. and 184.108.40.206., bedrooms in dwelling units shall have an area not less than 7 m² where built-in cabinets are not provided and not less than 6 m² where built-in cabinets are provided.
220.127.116.11. Areas of Master Bedrooms
(1) Except as provided in Article 18.104.22.168., at least one bedroom in every dwelling unit shall have an area of not less than 9.8 m² where built-in cabinets are not provided and not less than 8.8 m² where built-in cabinets are provided.
22.214.171.124. Areas of Combination Bedrooms
(1) Bedroom spaces in combination with other spaces in dwelling units shall have an area not less than 4.2 m².
126.96.36.199. Areas of Other Sleeping Rooms
(1) Sleeping rooms other than in dwelling units shall have an area not less than 7 m² per person for single occupancy and 4.6 m² per person for multiple occupancy.
Sometimes less is more. In the end, the space and the value of the property are judged based on the highest and best use by the particular end-user buyer to suit their needs. If you are a home owner renovating to sell, speak to an experienced real estate agent to get a second opinion before you embark on your project.