Designing Kitchens and Bathrooms - Help putting in a new ensuite

We are thinking of buying a house that is down the street from us, but the only thing that is stopping us is it only has one full bathroom on the upper floor for the three bedrooms. Therefore, we were wondering if it would be possible to somehow add a full ensuite for the master bedroom. I am not looking to do this myself and would hire a professsional, but before I decide to purchase this place I would like to know if it is even possible and unfortunately I am having an impossible time trying to find a contractor to help me.

I created a rough layout of the floor that can be viewed at:
http://www.box.net/shared/sk8ffdjww8

Looking at the floor plan I see two possible options on where I can put an ensuite.

Option 1 - Laundry Room:
It seems like it might be large enough, though the roof does come down on the back part of the room so space might be an issue. I thought I could close up the door and put one on wall between the master and this room. Since this room already has a vent, electrical, and hot and cold water, that shouldn't be an issue. The main thing would be drainage. Can I use the drain pipe for the washer for the sink, tub/shower and toilet? Or do new pipe have to run? Do you think this room can be used?

Option 2 - Separate existing bathroom
Since the only bathroom is a little larger, I was wondering if there was any way to divide it in two and create two bathrooms. To do this, I was thinking I could extend the right wall of the bathroom into the bedroom to the right and build a new wall that would go from the closet out and then align in-between the first and second window. This should then give enough space to move the tub to the right and change it so it goes vertically against the wall. Then I would need to move the location of the door down, move the toilet and sink down, build a wall separating the two, and then add a door and the new fixtures for the new bathroom. Is this doable?

I know there are a ton of things I have left out, but I am really hoping to see if there is at all hope of doing any of the options or another. And if it is, which option is the best and any idea on costs?

Thanks for your help.

Without looking at your drawings - I'll toss this out there. The minimum size for a full bath (tub/sink/toilet) is around 6' X 9" - to make it workable. This, of course, is approximate. You can put one darned near anywhere, just depends on how much you want to spend. Having one installed by a pro will probably run between $10K on the low end and $30K on the mid/high end. Of course, you can spend as much as you want.

Adding a full bath adds approximately $10K in value to a typical appraisal.

These are generalizations, of course, based on my own experiences (I remodel/fix/flip for a sideline living)....

You can do it.
The question is: Will it be cost effective. Only you can determine that.

You could hire an architect but they probably cost more than what we charge here.:)

What do you think is more cost effective, option 1 or 2? And any idea on how much I am looking at? I have a budget of about $15k and wondering if this will cover it. My father-in-law might be able to do all the framing as he used to frame houses and I have a plumber friend that can do the plumbing for quite cheap, but do I need an architech to to draw up plans?

I quickly drew up some plans based on option 2 which I think might be the most feasible. They are rough, but will give you an idea on what I was thinking.

http://www.box.net/shared/jf76xssg0g

Is this doable in a cost effective way, ie. $15k or less? How hard is it to move the drain pipes and water lines around, tear down a wall and build a new out of the second bedroom?

I know there are a lot of unknowns, but any help is appreciated. We are hoping to make an offer on the house tomorrow, but would like to get a rough idea on costs to do this project.

You wouldn't need to spend good money on an architect if you had a knowledgeable contractor.

You will need (of course) hot and cold water supplies and an egress to below. In addition venting through the roof will also be required. It may be necessary to open a first floor wall to facilitate the plumber needs.

With the right help you can probably do it for that price but it could be close.:)