While it may sound like a good idea to "turn a 1-BR...into a 2 BR" in reality, it will always be a 1-BR because the offering plan has it listed as a 1-BR, and others in your line are 1-BRs. It will not fool anyone. You would actually be mis-representing this. For example, some owners of alcove studios section off the sleeping alcove, and this is a very good use of the space and what it was intended for. However, this does not make it a 1 BR. It remains an alcove studio.
I would say that rather than look for tricks, hire yourself a skilled and experienced agent from a reputable company with great marketing capacity. Successful agents get you top dollar because we give you great exposure, have honed negotiating skills, and know how to present your property in the best light. By having a Village location, you already have a lot going for you, no need for gimmicks.
To find a top agent, go to the "FInd a Pro" tab on top and put in New York, NY.
Halstead Property, LLC
http://jenetlevy.halstead.com for all NYC listings
You will want to create the most usable space as possible. I have seen many units that advertised as a 2 bedroom but the second bedroom is so small that it turns buyers off. Ie. A studio with a wall up and called a one bedroom.
Greenwich Village apartments are small and pricy enough, that you will want to show that you have great usable open space and not that you are getting a tiny shoebox.
SVP/ Associate Broker
Zita Alvarez Lo
Licensed Associate Real Estate Broker
PRUDENTIAL DOUGLAS ELLIMAN
205 East 42nd Street, 6th floor
New York, NY 10017
In doing any conversion you are looking for two things:
1. That it's legal and 2. That it's an improvement on functionality.
Most buildings have a set of rules in the Improvements section. To be a legal division it may require an approved licensed architect's plan. And to be called a bedroom it usually needs a closet.
Then you look at where you fall within other competing 2 bedrooms on the market in the Village. Your legally converted unit will still have to hold its own against the competition as it will attract 2 bedroom seekers.
I am very te mpted to see your floor plan :) I love drawing in suggestions. But look, square footage is the key factor in the pricing of your unit. Approved legal conversion plans alone will boost the value a bit, then it can be marketed as 1 bed convertible 2.
There are a few more things you can do, but this is a good place to start.
It would be a good strategy if the 13 x 10 BR has a window. Otherwise, it would not be considered a legal bedroom so you would only be able to market it as a home office and not as a baby room. The other disadvantage if that you would be creating a much smaller lving room.
I think it would be best to let the new Buyers divide it after they purchase it if they need a 2nd BR since a large LR is a big selling point and lots of smaller rooms are not such a big selling point.
Best of luck in selling your apt,
Pat Harbison, Exec VP, Halstead Property 212 381-2205
Is to leave it as a one bedroom. Chopping it up will not bring you anymore money. Concentrate on how to make the place pop and you will get more that way. My partner and I have been written up in the NY Times for getting apartments in the best possible shape, in fact we did such a great job the seller decided to stay instead of move. let us come in and work with you in getting ready to put your home on the market and maximize your sale. Lconway@Halstead.com. 917-750-3088