Where personal space meets home value

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Published Date 4/22/2025

“The master” is a term no longer considered politically correct to describe what is now called a home’s ensuite. “Primary bedroom” or “owner’s suite” are now the buzzwords. Whatever you call it, it’s high on the list of many homeowners as well as buyers. However, some older homes lack this important stand-out bedroom, and many of those homeowners have considered undergoing a renovation to add a proper primary suite. So the question must be asked: Is it worth it?

Realtor.com’s Arlyn Hernandez asked a team of real estate experts and contractors to break down the pros and cons of adding a primary suite, including cost, timeline, and impact on resale value.

“If you have the budget and time, a primary suite addition is a no-brainer for quality of life—now and, potentially later,” says Hernandez. “However, at roughly six figures and nearly a year of work, it’s a big expense—and one you won’t necessarily recoup. It’s important to understand if it’s the right choice for your family and for your home type and market.”

The definition of a primary suite is a bedroom with an attached private bathroom that may or may not include a walk-in closet, additional sitting area, foyer, or other extras. Typically, it is the largest and most luxurious bedroom in the home.

Adding one can involve adding additional square footage to your home or the conversion of existing square footage, such as taking over a nearby bedroom or converting an already large bedroom into a primary suite.

It’s not just a matter of future value, however. Having a primary suite can greatly improve the quality of your home life. “A well-designed primary suite—a bedroom, bathroom, and closet —can be a true sanctuary,” says one of Hernandez’s experts. “It offers privacy, a personal retreat, and a clear separation between rest and daily life. Adding one to a home isn’t just a luxury; it’s a game-changer.” It’s especially beneficial for parents with growing families, allowing the parents to have a space of their own, separate from their kids, where they can recharge at the end of each day.

Hernandez adds that there is another thing to consider: your future. “If resale plans aren’t on the docket, creating a full primary suite on a first floor can be an immensely valuable add in terms of accessibility for aging in place for either yourself or in a multi-generational household.”

Her experts all agreed, however, that adding a primary suite is expensive. “While there are many things that can change the cost of the project—finishes, square footage, plumbing, and electrical changes to start—the range starts at around $100,000.

A straightforward calculation can give you a good idea of what something like this could run you: an average of about $200 per square foot. So you’re likely looking at around $120,000 for a 600-square-foot space. Costly? It usually extends beyond the cost of materials to project management, permit fees, designer and architect fees, permits, filing fees, progress inspection fees, asbestos and even lead testing, depending on the age of the home.

As for your life being turned upside down over a major home renovation, this is no different. It could take five to seven months to complete your new oasis, with high-end custom renovations taking up to 12 months.

Return on investment is always a concern, of course. Because primary suites are highly desired by homebuyers in today’s market, you should recoup 50% to 60% of the cost of this addition upon resale, says Hernandez. One Realtor she conferred with says that in locales like New York City, it can be even higher — 75% to 100%. If adding square footage is part of the equation? Up to a 100% ROI.

Realtor, TBWS

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NEXA Mortgage, LLC (NMLS #1660690) is an equal Housing Lender - 3100 W Ray Rd 201, Suite 209, Chandler, AZ 85226 (www.nmlsconsumeraccess.org)

Scott Moon

Home Loan Advisor

NMLS: 1492315

NEXA Mortgage

3100 W Ray Rd Suite 201 Office 209, Chandler AZ 85226

Company NMLS: #1660690

Office: 202-352-5625

Cell: 202-352-5625

Email: smoon@nexamortgage.com

Web: http://www.scottmoon.us