AIBU to market this as a 4 bedroom house?

I wonder if those saying 3 bed don't need 4 bedrooms. We have 4 kids as well and would definitely consider a house with a downstairs bedroom. Or people could use as a guest room/study.

for me I would be annoyed about the fitted wardrobes in the living room as I would have to rip them out,

Could they not be converted to open shelves?

No, it's not a 4 bedroom house. The only time I think it's just about okay to market a house as having an extra downstairs bedroom is if the garage has been converted to a bedroom and ensuite or a room built on the side of the house specifically to be a bedroom and ensuite. - the other side of the hallway.You don't have enough rooms downstairs. People like two reception rooms because they work from home or want a playroom - not to all live in one room. Even if the lounge can be separated, it has no window and still only leaves a kitchen diner.

Entirely depends on who is buying at the end of the day. Your snug area would make a great ‘playroom’ as we could be in the kitchen and little ones playing and we can see them. So having the ‘empty space’ in the kitchen I would use for a dining table.

Families with young children often can’t/don’t want to have separate bedrooms on separate floors due to wanting to be near the children.

And funnily enough I read recently the ‘trend’ for closed off living rooms is coming back into fashion too. People liking a closed of area to retire to or not having kitchen noice and smells in the living room. And for me when the kids have their mates over I love them being grown level (so not all tucked in bedrooms) but also not ‘yelping’ whilst me and hubby are in the kitchen - or vice versa.

so again this will totally depend on who/what sort of family buys the house as to how they utilise the rooms.

for me I would be annoyed about the fitted wardrobes in the living room as I would have to rip them out,

That is a 3 bed with an open plan kitchen/diner.

That sofa room isn't a separate living space.

The bedroom is the front room.

Just putting a bed in a 2nd reception room doesn't make it a bedroom.

This can't be true - for instance, if you imagine this house has been split into flats, the ground floor would be a one-bed flat, and work well as that. Developers turn reception rooms into bedrooms all the time. However I agree that here the 3-4 bedroom solution makes sense, and if you have to pin it down, then 3-bed is the fairest option. The photos of the living space are very nice but it's still very much sofas in/off a big kitchen, which would not work for many families at all. We had an open plan living space when the kids were little but now put the walls back in and really, really glad of the separate spaces which make much more sense even for a family with 2 DC never mind more.

I agree it's a shame about the fitted wardrobes, they're the thing that put it in this grey area for people who might not see it as a 4-bed but then can't see it as a reception or don't want to do that work to remodel it. But it sounds like OP is in an area where she'll find a buyer relatively easily anyway so perhaps that's less of a concern than it might be elsewhere.

Actually I think adding doors would have resolved this issue. I’m still on its 4 bed.

My childhood home was a three bed detached with an extra room downstairs which was originally meant to be a garage, but my parents,buying off plan had it made into a room and had a separate garage built. The room was used as a playroom, then a study/extra sitting room, then finally mum used it as a bedroom when she could no longer use the stairs. When the house eventually had to be sold it was marketed as 3/4 bedroom.

Then put

Massive kitchen diner living area all open planned but shuttered doors can give privacy to the living area where sofa is

Bedroom 4 / separate lounge

3 bedrooms upstairs

It’s a lovely room, OP, and looks really comfortable. But I’d definitely want a separate space to work in, and for the kids to play loud games (not at the same time!). It looks like it works really well for your family and may well for others but it won’t be for everyone.

@MommaDuck can you add sliding doors so shut off the sofa bit as a Separate living room. Yes I know no windows but ,,,,,,,

There are loads of houses in London like this, which have been extended and what was the lounge is now a downstairs bedroom. Market it as a 4-bed, it's a very generous fourth bedroom and as you say, people will see the floorplan and realise one bedroom is downstairs.

Plus as pps have said, the downstairs room and shower will be a big plus point to some who have people visit who cannot manage stairs.

Hahaha I feel like we used the same company !!

I actually think there’s a huge market for this type of house, people who need a 4th bed for frequent family visiting, an adult child off at uni, an elderly parent who lives with them and a bedroom on the ground floor suits them. It’s quite versatile. I think marketing it as a 3 bed will cut off a lot of those type of buyers who will discount it and not look at the floor plan. Marketing it as a 3/4 bed sorts this out. Most people know when they see 3/4 it usually means an extra room on the ground floor to be used as living space/ office/ another bedroom.

I would be cross. It’s a three bed with the sitting room currently used as a bedroom.

most people would use it as a sitting room.

It must be very tight though and not what many people would consider a proper living room. The sofa you’ve posted is a 4 seater (one cushion per bottom plus a footstool) so only has room to seat 4 comfortably without being squashed up. I have a similar sized sofa. Great if it works for you but many people would consider that way too small of a living room for 5 people and therefore the extra downstairs room definitely needed as a reception.

I don't think it's the ground floor that's necessarily the issue, more that a lot of people wouldn't want to be sleeping on a separate floor to their children.

My friend used her "living room as a 4th bedroom, they had an extension and another living space there and it was fine. You're open plan area is huge so more than enough to market as a 4 bed. Ultimately buyers will decide if it works for them but go for it as a 4 bed. Good luck it looks like a beautiful layout.