Sell as is or extend and sell ?

Not an easy 1 to answer. I'd probably prefer to extend myself. I might have a completely different idea for extending than you would. From what I've heard of builders too you could be waiting a long time to get the work done.

On the other hand if you sell as a 1 bed a lot of people may not see the add as they would be looking for a 2 bed.

I'd try sell ad a 1 bed & if it's not selling then look to extend. As you say you may not get the investment back if you do the extension.

The estate agent actually gave you good advice. A one bed requires a 20% deposit so severally effect the price you can get. You aren't selling it as a site and this is how some developers turn a quick easy profit. Most council allow 40 sq metre extensions with no planning. Add a room and you have more people who have more money to pay.

By the time you get an extension built the property market could be rock-bottom so ypud have to be prepared to have to wait a while to get the costs back. Between that and the price and shortage of materials it would be madness to try and extend.

Sell as is, market it as "opportunity to extend subject to pp"

That policy restricts the amount of people who can and how much a mortgage is. They will give a bigger mortgage available if a 2 bed. It isn't complicated

No planning needed as extension can be built without planning UP TO 40sqm obviously it doesn't need to be that big for one extra room.

It is rarely worth building or extending to sell but in the case of one beds it normally is worth it. It isn'tjust the increased price but the increase in the number of people interested and able to get mortgages

Almost everyone here is correct, but one additional point is that people tend to only price the explicit cost of renovation/extension, but tend to discount the cost of their own time, opportunity cost, etc. Doing a big project like that is a huge time-suck and source of stress, often it's like having a second job for 6-12 months. It's one thing if you're doing it to realise your dream home but otherwise - what's all that hassle worth to you?

sell as is, people may want to add 2 bedrooms on, and a bathroom, lots of options for what people may need in the future, but right now, you would be adding cost and stress for a minimal if any return.

Also, there are many people that could be within their budget with what you have, if you add abother 50/60/70k, you are pricing them out of the bidding, but as is, the people in the higher bracket would still be looking at your property, with the potential for extension.