Is this a 2 bed or a 3 bed house?

[SillySallySassySausage]

Looking for a home, I'm on Rightmove more often than I'm not.

That magic moment when you realise there's a new top result, you immediately feel yourself scanning the deets … omg it's a three bed … right area … omg open it open it. ^
^
Then you open it, look at the floor plan and immediately your hopes are crushed. It's not a three bed. It's a two bed and they're passing off the only lounge as a bedroom!! (I've have been known to call the estate agents utter fuckwits out loud at this point)

What do you think? Is it a 3?

Definitely a 2 bed.
Back room should be kitchen/diner. Front room should be living room or second reception room.

2 bed. I also think ‘box rooms’ should not be advertised as bedrooms, but as a study or something. A tiny room that can only fit a single bed, and nothing else is not a bedroom

@Svara

I'd say three. Two living spaces for a two bed is a lot. One living space and three bedrooms makes more sense.

Quite a few people work at home now. And even when they didn't or if they don't people understand the concept of dining rooms being with the kitchen and living rooms being separate spaces in two bedroom houses.

I think if you were to use the lounge as a third bedroom, it means you don't have nearly enough living space for a 4 person family.
One kitchen diner as the total communal downstairs space wouldn't provide enough liveable eating/seating/realistic personal space for a family imo.
The kitchen in this listing has a two seater breakfast bar/island, two seater couch, single chair and small square dining set all squished together with three feet or less between them all. The whole room is only 5.7m x 5.3m

It's definitely a 2 bed, the breakfast bar and tiny dining set prove it in my opinion.
I mean, you could live there if you were truly desperate, but you wouldn't enjoy it!

I hate when estate agents do this. It’s like they think you won’t look at the floor plan and just take their word as gospel.

Our house is a 2/3 bed which actually means it’s got two (actually decent sized) bedrooms upstairs and then a small room with the boiler and fuse box located next to the living room and kitchen. We use it as a study and it works well because it can comfortably house a desk, chair and bookcase (without banging your head on the boiler) but speaking to the estate agents recently they said they would market it as a 3 bed when realistically anyone would view it as a 2 bed with study. Someone would use this as a 3 bed if they literally couldn’t afford anything else.

I guess I should be grateful with the estate agents we were talking to sitting at 3 bed, if we used those estate agents they’d probably try to market it as a 5 bed with annexe - we have a living room with 2 parts (and so they could take half the living room), a study, a conservatory. The annexe would be the falling down, asbestos filled workshop

2 bed

It’s 2 bed for sure. And I wonder how spacious bedrooms are as they both have eaves area.

@InTheNightWeWillWish but there are people who would want a two bed with a study.

There as people who want 3 beds expect there to be 2 good size reception rooms plus a kitchen downstairs.

Then you open it, look at the floor plan and immediately your hopes are crushed.
I sympathise, I once had 2 visits to EAs, an appointment with their Mortgage advisor and then early Saturday morning viewing to find out that 4 bed was actually 3 bed!!!! Plus there were quite A LOT of other inconsistencies from the description.

It’s interesting that it’s never more bedrooms but always less.

If the total is over 100 m² that make a decent three bedroom

@User7493268965

Old people sometimes use a downstairs room as a bedroom but it doesn't mean that when it's sold it's still a bedroom.

Agreed. And there's a shower at ground floor which's convenient for old people to live without climbing up upstairs.

It’s a 2 bed with delusions of grandeur.

It's a two bed I would say. But it would actually depend on the original plans.

For example three bedroomed bungalow but one is used as a dining room. It can still be marketed as three bedrooms as that was what original planning consent was for.

I find this really annoying and misleading just because you can potentially fit a bed in it doesn't mean it's a bedroom.

A neighbour was advertising his house as a three bed with one of the "bedrooms" downstairs because he'd turned one of the actual bedrooms into a spa like bathroom with a massive jacuzzi. The house was originally a 3 bed but his reconfigured layout didn't really suit buyers with a family.

It’s infuriating. There’s a “4 bed” near me: upstairs it’s a two bed with a third bedroom…accessible only from the second bedroom, and no way of reconfiguring the layout. Then the fourth bedroom is the sitting room. Tiny kitchen, so can’t even do a big kitchen-diner. £650k! Just fuck off how dare you!!!

It’s infuriating. There’s a “4 bed” near me: upstairs it’s a two bed with a third bedroom…accessible only from the second bedroom, and no way of reconfiguring the layout. Then the fourth bedroom is the sitting room. Tiny kitchen, so can’t even do a big kitchen-diner. £650k! Just fuck off how dare you!!!

@RitaFires my brothers house was actually a 4 bedroom but two of the bedrooms were really tiny. In the tiny bedrooms you could fit in a single bed and one other piece of furniture e.g. chest of drawers. So to make it a decent 3 bedroom he had merged one of the tiny bedrooms into the second bedroom and extended the fourth bedroom. Plus added on a study and a playroom. Nearly all of the neighbours had done extensions plus some had added on conservatories over 20+ years so there was no price differential between the houses that had work done on them. It was whether you wanted a 4 bed with 2 tiny bedrooms or a 3 bed with decent sized rooms.

That is a 2 bedroom house. You don't make the front reception room into a bedroom by sticking a bed in it if there isn't a suitable living area elsewhere and that kitchen-diner is not big enough to be living-room-diner&kitchen for a family. Yes it's irritating. It happens all the time though.

In other countries, real estate is valued on the basis of actual floor plan area and so it's a lot easier to filter for your actual needs. I am also fed up of seeing "5 bedroom homes" that are exactly the same size as the 3 bed semi that is too small for us, no extensions made just some crude room dividers put up to make two small double rooms into four tiny cramped single rooms that are smaller than the current box room.

Definitely a 2 bed, would love to know the room sizes as that bathroom also looks so small!

@RedWingBoots It sounds like your brother made positive changes. Unfortunately my neighbour had to sell for less than the other houses in the area because 2 bedrooms and 2 bathrooms upstairs and a downstairs bedroom meant that even if you were ok with the layout for the bedrooms, there wasn't the living space you would expect and get in any of the other 3 bedroom houses in the area.

The 3rd "bedroom" was the living room which wasn't even dressed as a bedroom for sale, it had sofas and a wall mounted television over the fireplace. Perhaps if it was presented as a bedroom he may have had an easier time selling it.

His buyers had to spend a lot of money reconfiguring the space but it was easy to add value because the strange layout was the only real problem with the house.

It is a 2 bed!

I don't understand why EAs do this - they are missing potential buyers because people looking for a 2 bed will filter it out from their rightmove search and people looking for a 3 bed will want more living space.

I was recently looking for a 4 bed to buy and in so many cases the 4th bedroom was the dining room and there was no room for a dining table in the kitchen or living room. Where did the EAs think the future occupants where going to eat??

The best/worst one I ever saw was a 2 bed I came across years ago where the 2nd bedroom was actually the bathroom. It was a victorian terrace that hadn't had a bathroom so the current owners had just plumbed in a bathroom suite into one of the bedrooms but left the carpet and wallpaper as it had been when it was a bedroom. As if anyone would want a toilet in the middle of their bedroom!