Location always wins for me, we were in this position a few years back and went down the extend route. We had 4 beds but it was 2 double, 2 single bedrooms so we extended to make the 4th bedroom a double and made the bathroom bigger to have a walk in shower, extended downstairs to have a big kitchen diner, bootroom/utility, downstairs wc. It wasn't easy, we moved out for 6 months. I think the thing that swung it was the location and also looking at other houses we liked we would have had to do similar work, at least replace kitchens and bathrooms and location wasn't as good as where we were. Our eldest daughter was 3.5 at the time and then we moved back in just before she started school and our 2nd baby arrived! So it was quite chaotic, not gonna lie, but I love where we are and would happily stay here forever unless we won the lottery ha. It took us a long time during the planning cos of COVID, getting planning permission took us 6 months, couldn't find any builders willing to take it on...started plans end of 2020 and building work started in 2023.... But I think that has eased up a bit now.