Dressing for sale - study or bedroom?

[Notemyname]

We're preparing our house for sale, 4 valuations, each estate agent had a different view on whether to dress the small 4th box bedroom as bedroom or keep it as a study.

Its small, about 1.8m × 2.6m but no stair bulk head so can fit a toddler or single bed in well, but not much else. Most the houses on the street are 3 bed and their third room is this size, we have 3 doubles, plus this room. It's a family market we're selling to. We also have 2 bathroom.

Downstairs we have a room you walk through to reach the lounge, which is currently set up as a playroom, estate agent said they liked that layout. We're wondering whether to make it a playroom/study with the desk in and convert the bedroom upstairs into a bedroom. But is it confusing to market a study area in a walk through room with a dual purpose?

We're mid market priced for the area and estate agents said they thought it could appeal to larger families or blended families moving in together.

[BYGIDAFY]

In this market I’d say dress it as a study! Everyone is looking for houses with a study area.

[RollercoasterRaver]

Yes agree with PP....study/office for sure! If people want it as a bedroom they'll figure it out.

[CloudyGladys]

Dress it as a study, market it as Bedroom/ Study.

If the playroom could be used as a dining room, you could list it as a being suitable for either (buyers can be short of imagination).
Not as a study though if it's a walk-through zone.

[JoJoSM2]

I’d have a single bed with wall mounted shelves above + a small desk in there (sounds big enough). That way it looks like a bedroom/study. Given you’ve got 2 bathrooms and what sounds like ample downstairs space, I’d market it as a 4-bed with bed 4/study.

[SquishySquirmy]

I would dress it as a study, but market as bedroom/study to make it clear it could be either.

Right now many people have a new found appreciation of good, quiet study areas!
A walk through area is not ideal for home working.

[OhioOhioOhio]

When I viewed my house they had marked out the space for a double bed even although there wasn't one. Could you do that? Masking tape showing room for a single bed but dressed as a study?

[CoffeeRunner]

I would leave it as a study but make sure your EA includes a floor plan on the listing. I often browse Rightmove looking for 4 bed houses (when I can afford one ) and I just like to see whether bedroom 4/study is actually upstairs with the other bedrooms or downstairs with the reception rooms.

[Notemyname]

Thanks so much everyone who has commented. We're keen to keep it as a study as both DH and I working from home for the foreseeable and it may take months to sell so glad that seems to be consensus! Some good ideas about dual marketing in the description and even measuring out a single bed with masking tape is food for thought.

[OhioOhioOhio]

I'd buy one of those IKEA type fold up against the wall desks and a decent bit of storage that could be used for an office or bedroom situation. Then I'd get a sofa/chair/bed, if you've room? Plus the masking tape.

[Comefromaway]

Study but make it clear it’s big enough to be used as a bedroom.

[Butterfly44]

Seen many descriptions market a room bedroom/study. It's big enough for a single or small double at that though no room for much else....

[Notemyname]

@OhioOhioOhio that's exactly what we have in there already! No room for sofa bed as well though sadly.

[OhioOhioOhio]

Not even a chair bed?