August 17, 2026 / By rachel
The brief for Princes Road was clear, take a neglected, outdated end-terrace and renovate it on a tight budget, with the aim of maximising the value and selling for more than any other two-bedroom house on the street.
There was no opportunity to extend and no budget for errors. The project needed an intelligent layout, carefully directed spending and the discipline to resist project creep or adding things simply because they’re ‘so nice.’
For Week 24 of our #40Projects40Weeks series, we are looking at maximising value through a house renovation and why, sometimes, a good two-bed house is worth more than a compromised three-bed.
Princes Road had previously been rented and was in very poor condition throughout. The ground floor was long and narrow, with the rear split between a tight, pokey kitchen and a dark bathroom containing the only toilet.
There were more serious problems too. The box gutter behind the parapet was damaged and had blocked, allowing water ingress to seep down through the solid end wall and internal plaster. It had become so damp that, after the coat hooks fell away from the understairs wall, some of the coats were held in place by the mould.
Before thoughts could turn to resale value or polished finishes, the building needed to be made sound. The gutter was cleared and repaired, all the plaster removed and the structure given time to dry properly.
When losing a bedroom adds value
The house originally had three bedrooms. Conventional wisdom could suggest that retaining all three would protect the value, but the number of rooms are only responsible for part of the story. Keeping all three bedrooms would also have meant keeping the bathroom downstairs, leaving the rear of the house divided into two constricted, dull spaces. RRA recommended sacrificing one bedroom to move the bathroom upstairs, creating a striking space for a freestanding bath, large walk-in shower, vanity unit and generous built-in storage.
This released the full width downstairs for a well-equipped kitchen with a large peninsula breakfast-bar with seating. Full-width bi-fold doors opened the kitchen directly onto the small south-facing courtyard, while a separate WC was also included under the stairs.
Whilst the decision reduced the bedroom count, it made the entire house flow better. Instead of three bedrooms competing with a compromised ground floor, it became an airy and coherent two-bedroom home.
Keep it simple, particularly in a small house
Small properties benefit from a simple and consistent colour and material palette helps rooms connect visually. Whilst occasional features add interest, too many interruptions or complicated finishes can make the space feel smaller, even confusing.
At Princes Road, a continuous poured, white resin floor ran through the entrance, living, dining and kitchen spaces, drawing the eye along the ground floor. White walls maintained the sense of light and space, while black polished plaster on the chimney breast created one strong and unusual focal point. Traditional chandeliers provided a contrast to the contemporary interior and a subtle acknowledgement of the building’s age.
Although, the house dated from around 1875, none of its original internal features remained. Rather than introducing imitation period details, the design was allowed to be confidently modern.
Know the market, but leave room for the buyer
When renovating a property to sell, it is important to understand the target market. However, that does not mean attempting to match the exact taste of an imaginary future buyer.
Design that is too highly personalised risks narrowing the audience, but completely bland can be uninspiring and unconvincing. The balance lies in creating an interior with enough quality and character to feel considered, but enough restraint for prospective buyers to imagine putting their own stamp on it.
At Princes Road, the monochrome palette and simple layout offered a clear identity, with enough flexibility to be seen as a ‘blank canvas.’
Simple does not mean cheap
With a tight budget the available money had to be directed towards the elements that would make a genuine difference. The damp problem needed to be resolved properly and, while the walls and floors were exposed, additional insulation was installed into the solid external walls. The ground floor was excavated and rebuilt with insulation and underfloor heating, improving both comfort and energy performance.
Elsewhere, the emphasis was on notable, durable finishes rather than a long list of decorative extras. The resin flooring and polished plaster elevated the interior, while the remodelled layout improved day to day living.
To achieve the best return, quality needs to be apparent. A good architect can help balance which elements deserve investment and where a simpler solution will do the job perfectly well. The principle of this is true not for just small projects, but schemes of all shapes and sizes.
Beware the ‘while we are at it’ budget
Renovation projects can be profitable, but only when they remain disciplined, this is especially true of small projects with lower budgets. Project creep often arrives through a succession of individually tempting decisions: an upgrade here, a more expensive fitting there and suddenly these little extras have mounted up to a much bigger bill than expected. Dozens of small single decisions that surreptitiously dismantle the budget.
A clear design and well prepared cost plan can help keep spending focused and give a foundation to assess which changes will improve the scheme, while challenging expenditure that is unlikely to increase either buyer appeal or value.
Did it break the price ceiling?
Yes.
When completed, Princes Road sold for considerably more than the previous highest price achieved by a two-bedroom property on the road. The sellers achieved an approximate 30% return on their investment, fulfilling the original brief.
Clearly, that does not mean there’s an easy profit behind every house with damp plaster. The right property at the right price, the appropriate design for the market and total control of the budget all need to coordinate. With the Princes Road project, the decision to prioritise quality of space over quantity of rooms proved that greater value is not always the obvious route.
You can see more of the completed design on the Contemporary House Renovation project page.
This project is part of our #40Projects40Weeks series, celebrating 40 years of RRA Architects through some of the projects, people and stories that have shaped the practice. If you have missed any of the previous posts, you can catch up on our News page.
About RRA Architects
Currently celebrating its 40th year, RRA Architects is an award-winning architectural practice established in 1986, supporting clients across residential, commercial, retail, development, heritage, education, community and conservation projects.
We work nationally, but are mostly focused across Gloucestershire, Herefordshire, Shropshire, Worcestershire, the Cotswolds, Bristol and Avon, the West Midlands, South West and South Wales, helping clients create thoughtful, practical and well-designed buildings.