Estate agents - what makes a bedroom?

[FebruaryWhining]

Our house is a 4 bed, and downstairs we have a playroom and a dining room (as well as usual living room, kitchen, downstairs toilet etc)

Next door is 5 bed but much smaller than ours - it's a two storey so where we have a loft they have a master suite. We have about 200 sq ft more. (New builds so all published - I'm not obsessing!)

They have no playroom or dining room downstairs.

Technically with the spare rooms, we could be a 6-bed house but I never see this advertised.

Do bedrooms have to be upstairs to be advertised as such?

Purely academic as we're not moving but interested if upstairs bedrooms add more to the value of the property.

It depends on the rest of the house. For a 5 bedroom house I would expect a large dining room, large living room, more than a galley kitchen, at least one en-suite or large shower room in addition to a large bathroom, not just a toilet.
Ideally a second living room/den or a proper garden house which can be used all year round.

I found lots of new build houses far too small to accomodate a family of 5. Think about having three teens and nowhere to go when they take over and bring friends around.