Bathroom Layout Question

[Ryan R.]

I apologize for the crude drawings but your input is appreciated. The image on the left requires little changes to the existing bathroom. (knocking down a wall and putting in 72" vanity.)

The image on the right requires moving the hot-water heater, and most likely converting to a tank-less. But it also allows access from the master bedroom. This is the only bath on the main floor. Obviously it will cost more to add the master bedroom access but how valuable is it to you? Some people may not like that the primary bathroom has master bedroom access.?.

This house is located in the Historic District so following comps is little help. Too much variation. It's a 4/2 with 2/1 down and 2/1 up.