Better for re-sale, living, on proposed renovations

For living in, it's up to you.

For resale, #1 is a no-go. A master bedroom without its own bath isn't a master bedroom. Going down the hall to the bath shouldn't matter, but it does. That den/TV room will be a laundry room. Nobody's going to sit and watch TV with the washer and dryer running. Put the TV in the living room, where it belongs.

#2's no-window bedroom isn't a bedroom.

If you're paying for three bedrooms, with the attendant premium for that third bedroom, you need to be able to unload it as three real bedrooms, not something makeshift that works only for you.

I'd live in it for a while first, and get an architect to analyze your needs and design you something that'll both work for you and not end up being a white elephant later.

Option 2 has a "bedroom" with a washer and dryer with storage. That's called a "Laundry Room". Who the hell wants to sleep in laundry room?

Option 2 also has a "bedroom" without windows or HVAC. That's called a "closet".

So Option 2 is really a ONE bedroom with laundry room and extra large storage space, or as RE agents like to call them, "home office".

Is the floorplan for this apartment anywhere on SE? Might help to make it easier to make constructive suggestions for layout.

Option one get's my vote if your intention is to live there. If resale is on your mind than there is for sure other options. Go with your current intentions (few predict the future with any reliablity). If you can live with exiting you br. to take a wiz...your home free. I would rather have the terrace. A room with no windows is an excellent media room. Who looks out the window at 11:15pm when their watching Jon Stewart? Need to stay home from work b/c your under the weather? How about a little TV and so the day is not a total waste...how about a little laundry. A bedroom w/o a window or ac is known in punitive circles as solitary confinement. Now if there's someone in your family that needs to get thrown in the 'hole' youre all set.

anyone else? Thanks for the input.

Neither sounds particularly attractive. W/D and TV in one room? No go. It sounds like you're trying to fit 3 bedrooms at the expense of a living room. Have you tried talking to an architect? Forget about resale for now. Have a professional come up with good options for your need, and when you have good options, try to ask Streeteasy about resale.

IMHO,these are the questions you should have asked yourself before you bought the apartment

Option 1 sounds much better.

I'm shopping for a 3BR now & I wouldn't even come see the apartment if I saw either of those floorplans. Most people shopping for 3BRs have at least 2 kids, btw.

#1 MBR must have a bathroom inside the room.

#2 You can't put a kid in a room where your W/D is!

I'm not as concerned about the windowless room- I think adults care more about that than kids do, but it has to have air.

Can't you find a closet somewhere to put W/D in? I'd rather do laundry from a closet than ruin an entire room.

Appreciate the feedback, we think at this point we are going to make the smaller bedroom the master and make bathroom in suite (not that small 16.5 x 10). Keep the TV room as room without windows, build a closet around W/D, but its a big room anyway, 18 x 10. That way all 3 bedrooms will be real bedrooms, hvac, windows etc, 1 with bathroom attached and one with its own terrace. We cant move w/d anywhere else or building will require DOB filings.

Here's the funny part, with the $$$ it cost to buy plus the $$$ it cost to reno, whatever you do DON'T look at mls of Long Island or Westchester. For the money the only question will be...
What the heck are we going to do with all this space???

sometime I feel sorry for us city heads...

Is it possible to put a stackable washer/dryer in the kitchen or bathroom? If a stackable does not work, you can even buy an all in one washer/dryer so that you only have 1 machine rather than 2.

W/D grandfathered in apt so if we go about changing it they will require us to file, so we will have to live with closet enclosing w/d in tv room. When I am watching a game or entertaining we will keep it off. Not that big of a deal.

My wife looks on MLS all the time, $ spent on this apt can get me a castle in the burbs, however, Im not ready for the burbs yet and this time last year I could have never afforded a 2,000 sqft 3bdr with outdoor space in great neighborhood.