Why do EAs do this ?

[veevee04]

Saw a listing online for a house that seemed about 50k overpriced but said a 5th bedroom so I thought there's an extension upstairs hence the price. I looked at the listing and EA had counted a garage conversion as an extra bedroom, it's not an extra bedroom it's an extra reception room so is massively overpriced and most people will feel this way.

Why do EAs market like this ? Do the vendors insist upon it ?

Can’t it be used as an extra bedroom?

It's a bit of a stretch to says most will feel that way. I certainly wouldn't. Rightmove basic search criteria is based on number of bedrooms, not number of reception rooms. The agent is trying to reach as many buyers as possible that the property might be suitable for, to get a good price for their client. Saying it's 4 bed might exclude someone looking to use a 5th bedroom as an office. However I would hope that within the listing or floor plan it is made clear than it's 4/5 bedroom/study.