A Bengaluru homebuyer’s plan to convert a resale 2BHK into a 3BHK has triggered a wider discussion on Reddit about whether adding a bedroom actually adds value, particularly when the modification comes at the cost-of-living space.
The buyer posted the query on the the r/BangaloreRealEstates community on Reddit while considering a new resale apartment near Gunjur in East Bengaluru, close to the city’s IT hubs. The buyer said the apartment’s extended balcony and floor plan were attractive, but was considering using part of the space to rework the layout from a 2BHK into a 3BHK.
The investment, however, came with several questions. The buyer wanted to know whether the builder would permit the changes, whether tenants would be willing to live with a smaller living room and whether the asking price of ₹12,500 per sq. ft. made financial sense after factoring in the cost of modification.
The central question was not simply whether another bedroom could be created, but whether the altered apartment would actually command better rental demand or generate a stronger return on investment.
A bigger bedroom count may not mean a better apartment
The Reddit discussion quickly turned towards the trade-off between bedroom count and usable living space. Some commenters questioned the proposed layout on practical grounds, particularly the size of the bathrooms and the amount of space left for the living area. One commenter described the toilets as uncomfortably small, while another questioned how a partition could work in the limited space around the washroom.
The concerns point to an issue that often gets overlooked when apartment layouts are evaluated purely by the number of bedrooms: how the space functions as a whole.
A 3BHK may appear more valuable on paper than a 2BHK, but if creating the third bedroom significantly reduces the living room, circulation space or bathroom usability, the additional room may not translate into higher tenant demand.
That was one of the key concerns raised by the commenters. The proposed modification, they argued, could result in an apartment that technically has three bedrooms but feels considerably more cramped in day-to-day use.
The Rs. 12,500 per sq. ft. price becomes another sticking point
The purchase price drew perhaps the strongest reaction. The buyer said the seller was asking Rs. 12,500 per sq. ft. for the resale property. One commenter questioned the price and suggested that, at that level, the buyer could potentially look at a 3BHK in another project rather than spending additional money converting a 2BHK.
The commenter also argued that Rs. 12,500 per sq. ft. was closer to pricing associated with higher-category developers and suggested comparing the property with other projects in the area.
Another Redditor similarly said that at the asking price, a buyer might be better off considering a property from a larger or better-known developer rather than taking on the cost and uncertainty of modifying the existing apartment.
Importantly, these are individual Reddit opinions rather than verified market valuations. But the discussion highlights the basic calculation facing the buyer: if a ready 3BHK can be found for a similar overall cost, the financial case for converting a 2BHK becomes harder to justify.
Rental demand is another question
The buyer’s second major concern was whether the modified apartment would attract tenants.
That question becomes particularly relevant in Bengaluru, where the rental market is closely linked to proximity to employment hubs and the preferences of professionals and families. In this case, the buyer specifically cited the apartment’s location near the IT corridor as part of the investment rationale.
But commenters questioned whether tenants would accept a smaller living room in exchange for an additional bedroom.
One response argued that the proposed configuration could narrow the tenant pool and potentially result in lower rental offers. Another commenter simply described the proposed layout as too cramped.
The debate therefore moved beyond the conventional assumption that more bedrooms automatically mean higher rent. For a landlord, tenant preference, layout efficiency and the overall feel of the apartment can be just as important as the headline configuration.
Builder approval remains a practical hurdle
The buyer also raised a basic but important question: would the builder allow the modification? The concern was particularly relevant because the proposed changes involved altering internal walls and reworking the apartment's existing layout. One commenter warned that removing walls without builder permission could create structural-safety concerns and said the resulting living room would become extremely cramped.
The discussion also showed that the buyer continued to refine the proposed plan, posting an edited version of the modification for feedback. Later comments focused on specific elements of the revised layout, including the treatment of the balcony and the positioning of partitions.
For the buyer, therefore, the renovation is not simply an interior-design exercise. It involves permissions, construction feasibility, cost and the eventual marketability of the apartment.
The larger takeaway: configuration matters as much as size
The Reddit discussion ultimately raises a broader question for Bengaluru's increasingly expensive housing market: is it always better to squeeze an additional bedroom into an existing apartment?
In this case, the online consensus leaned against the proposed conversion. Commenters questioned the asking price, the cramped layout, bathroom sizes and the potential impact on tenant demand. Several suggested that the buyer should instead compare the total cost with ready 3BHK options in the same broader market.
The discussion does not establish whether the apartment is actually overpriced or whether the proposed conversion would fail financially. Those questions would require a detailed comparison of the property's carpet area, project quality, comparable resale prices, renovation costs and prevailing rents.
But the debate does underline one point: turning a 2BHK into a 3BHK may increase the bedroom count without necessarily increasing the property's real market value.
For buyers considering a similar modification, the Reddit conversation suggests that the more important calculation may not be how many rooms can fit into a floor plan, but whether the resulting home remains comfortable, legally permissible, financially viable and attractive to the next buyer or tenant.
