Nagy mellek Sarah Beeny

Underestimate your budget and overestimate your sale price and you'll never make your development pay.

And there's plenty of room to do it.

There's two issues. One is on £20,000 to refurbish this whole house. I don't think you can afford to do it.

And the second issue is the fact that you've got two really quite small bedrooms.

And there is a danger of just making it bottom heavy and it's unnecessary extra reception space.