AIBU to market this as a 4 bedroom house?

It's a 3 bed. It's OK to say that a reception room is currently used as a bedroom to indicate that it could be used that way, but people who want 4 beds tend to also want more room on the ground floor too. So, a sitting room and a dining room, not one that's used as a bedroom.

Being frank, it's a two bed.

Bedrooms downstairs don't really count given the noise issues from the living area and one of your bedrooms is 2.5m x 3.24 that's 8ft x 10ft. That's a study.

You could push it as a three bed. But if I was looking at those measurements I'd consider the smaller bedroom to be a study and/or storage.

Even allowing for the sharp practices (or blatant lies) that estate agents seem to do, I think you should call it a 3 bed house.

Could you market it as 3/4 beds, which usually signifies one room is flexible. I have a downstairs extra room that has been used as a second sitting room but also as a bedroom since being here. When I eventually sell it that’s how I’m planning on marketing it. Some countries market their houses as how many rooms it has (not including kitchen and bathroom ) and it’s up to you what you use them for but here in the UK we like to be very specific.

It's a 3 bed. The fact you're using a reception room as a bedroom is irrelevant.

It’s a 3 bed. Sorry but the living space you’ve posted a pic of is way too small for a 4 bedroom house, you certainly wouldn’t fit a family of 5 comfortably relaxing in that area, so the downstairs room would be needed by most as a second reception room. It would really put me off as a buyer even if I only needed a 3 bed as it would make me think the sellers were trying to push up the value by mi-describing the number of bedrooms.

It's a 3 bed. If you only had one child, would you still use the downstairs room as a bedroom? I doubt it. You're using it as a bedroom because you need to/want to. Most people would use it as a lounge. I wouldn't want to pay a premium for a ; bed, when there's no other separate living space.

We went to view a "4 bed house" and it was actually 3 beds with 2 reception rooms, I was mightily pissed off

In my area, if I saw that house be marketed as a 4 bed I'd find that a bit irritating. I actually saw a listing like that once, snorted, and noticed it got changed quite quickly. 3 bed 2 reception rooms would be a better description. But it may be different elsewhere. Can you look to see if there are any other properties like this in your neck of the woods, and how they're marketed?

It's a three bed house; but the floorplan can make clear that the space downstairs is flexible to make it a very decent 4th bedroom. (I'd bet It will be used by your buyer as a separate sitting room - the world is full of kids who decide to take up the trumpet or the recorder and practise in the open plan areas. This is NOT FUN)

Downstairs and looking onto the front garden isn't a standard location for a proper bedroom for me and I would absolutely not pay the premium of a 4 bedder for the house. Best of luck OP.

I’d want a separate space downstairs that isn’t open plan so I’d see it as a living room space, but I’d really large like you say, then I’d probably change my mind, but I’d still prefer to have a separate space and not everything open plan.

If everything in your area is marketed the same way, then I’d go with that. Or with the 3/4 bedrooms.

It's a three bed.

When we moved we needed a 4 bed, but due to lack of properties that weren't new builds at largely inflated prices I expanded my search to 3 beds with potential for a 4th.

What we have is a three bed with the garage conversion used as a bedroom. It was in the blurb it could be used as a bedroom (we do have a downstairs shower room) but marketed as a 3.

Oh and don't expect people to read the full details, we sold our obviously 3 bed house and still had someone come to view thinking it was a 4 bed.

Will it be cheaper than a house with 4 beds upstairs?

If so, why not market it as a cheaper 4 bed. People who have a lot of children often don't have huge amounts of money so would be grateful for the additional bedroom.

It's a 4-bedroom house if you're selling it as a student let but most people would not want to have their permanent bedroom on the ground floor of the front of the house.

In Ireland one of the planning conditions for self-build houses is a downstairs bedroom and bathroom so that the house is future-proofed to accommodate the owner when they're too old to use the stairs regularly.

So a downstairs bedroom shouldn't be seen as unusual at all.

I would discount it as it's a 3 bed with a downstairs living room.

I have a big kitchen/dining/living room with a big play room and living room in two separate rooms. I wouldn't sell my house as a 6 bed house.

I would say versatile living accommodation. 3/4 bed

3 bed

A house needs a separate sitting room. A seating area in the kitchen is nice but it’s not the same.

A lot of people wouldn’t want to sleep on a different floor to young children (it’s a bonus with teens) so it rules a lot of buyers out.

It’s not worth as much as a 4 bed but far bigger than your usual 3, these type of conversions only suit some audiences-like house shares and student lets.

I would also do 4 bed, as I think with the fitted wardrobes etc it is absolutely so. Whether that’s desirable or not will depend on the person. For example some people have elderly relatives who live with them, or want seperate guest room, or adult kids, and your downstairs bedroom would be advantageous.

for others, like myself, I’d not consider it,I’d rip the wardrobes out. And make it a reception room

on a seperate note are you sure of your sizing? You say it’s 6m wide and the image you posted isn’t about half that, 6m is nearly twenty feet, and your sofa basically is the width of it.

My house was marketed as a 5 bed, but really the 5th bedroom was a narrow single vs the 4 big doubles. We turned it into a bathroom. The seller wanted it marketed as a 4 bed with an upstairs office. The EA wanted to market it as a 6 bed because there are 2 living rooms downstairs, one which could be a bedroom 🙄

I'd call ours a 4 bed now, with a downstairs office.

It is subjective though and as long as the listing is clear and the floor plan is excellent the viewers will know what to expect.

You cabe listening to music in the kitchen and watching tv in the living room though. So it really is not a living space in it's own right.

Put it this way - if the house was completely empty of all furniture and belongings, would someone viewing it think it is a bedroom or living room?

Do not underestimate the pull of flexibility. I agree with a PP who suggested marketing as a 3 but listing detail with 3/4 bed. Play on the fact it's got the potential to have either excellent sized living space or a 4th large double bedroom downstairs

Ok so we when recently sold our house with what looks like a similar downstairs apart from we had an office to which could be used as a bedroom but we needed an odd ice

so
downstairs
we had an open plan kitchen - island, with a dining room table and sofa in the middle area and then followed on through to a living room area which was smaller with sliding doors to either have it open plan or closed off.

we then had a “ double sized “ bedroom with a bathroom
separate toilet and shower room
and then our office which again was bedroom sized own window etc

upstairs - 3 double bedrooms.

we sold it as a 4 bedroom as we only accounted one of the rooms downstairs as a bedroom.

so it ended up being
4 bedrooms

if I was comparing yours with ours I would say 3 bedroom.