I would run the numbers & make sure that the price you would sell a 4 Bedroom for would justify the cost of the work. I would also check at Town Hall to ensure there's an exiting permit & CO in place for the additional Bedrooms before proceeding with any of the above.

It all depends on your location, the comps in your area. You should not upgrade the septic unless you know you are not out-pricing yourself for the market. Or unless you need to for your current needs. You can run a general CMA by signing onto the link below and marking yourself as a seller. Of course if you would like a more detailed evaluation of your home, I would contact your realtor. If you are not currently working with a realtor, feel free to give me a call or send me an e-mail and I would be happy to help you with a CMA.

http://www.lauramarie.listingbook.com/?&page=home

Laura-Marie

If the two "bedrooms" in the attic meet the requirements to be considered "bedrooms" (ceiling height, egress, etc) you may consider selling as a 4 bedroom. If the finished room(s) addition(s) to the attic were not done with permits, to meet building codes and inspected by the building inspector, and not included in tax records, you should not advertise as a 4 bedroom. You may want to check into having the attic inspected and included in tax records prior to selling. If it is not included in tax records, it would not be included in the livable square footage of the home when a buyers lender orders an appraisal, and may be subject to "cost to cure" to restore to original condition, even more so if the buyer is going FHA. The condition of the septic would also need to pass an inspection.

Hi Luciano,
Please contact a local realtor to help you with a free market analysis on your property. Please visit http://www.deeceylan.prudentialct.com for more information on seeling a property.
Regards
Dee Ceylan

Dee Ceylan, Realtor®
Buy, Sell or Lease/Rent Anything Real Estate

Prudential CT Realty
109 North Street
Danbury, CT 06811
Tel: 203 512 3520
Email:deeceylan@prudentialct.com

Selling the house as a 4 bedroom certainly should command a higher price and appeal to a larger group of buyers than a 2 bedroom. But, it will likely be expensive to upgrade the septic and it will mean a larger property tax bill. The question is: Are the two bedrooms in the attic real bedrooms? Are they big enough and have enough headroom so that a buyer will see them as useable?