2 or 3 bed?

[Obeythedancecommander]

Selling my dads house. It's a terraced house and has 2 bedrooms at the top of the stairs and a further little room straight off one of the bedrooms (no hallway).

The little room has a window and can fit a single bed but the estate agents have listed it as 2 bed property, does anyone know why? Is it the size of the box room?

I've attached the upstairs floor plan

Probably because you have to go through another bedroom to get to it. Buyers would be put off if it was listed as a 3 bed

I presume it's because the middle bedroom has no privacy if it is access for the third room. It could possibly be marketed as 2/3, or as a dressing room, office, nursery.

This is a classic victorian layout and the identical floor plan to my house. The difference being the box room in my house is converted into a large walk in wardrobe area and an ensuite shower room beyond that. I have a great sized master bedroom plus a double bedroom. Rather than 2 standard double bedrooms and a box room that serves no purpose, as its not a proper bedroom in its own right, as you have to access it via another bedroom. It could be described as a cot room, study or dressing area at best in my opinion.

...to add, its pretty easy for someone to convert this house to a 3 bed ,(1 double and 2 singles), by taking space from the double room, putting in a stud wall and creating a corridor to the door of the box room. There's no fireplaces to remove as they're on the other side.

Unless you put up a stud wall so making a walkway so doesn’t enter bed 2 to get to 3

then it’s 2

Ignore that above, I've re checked where the doors are, not as easy to convert at all.

There’s loads of terraces like this in my city and they’re all advertised on RightMove as 3 beds. I would question with the estate agent why they’ve listed it as a 2 bed.

Loads of them where I live and all listed as 3 bed. "normal" 3 bed terraces are listed as 3 separate bedrooms

Perhaps because the third room is so small that by many standards it’s not considered big enough for a bedroom.

commonslibrary.parliament.uk/does-the-law-set-a-minimum-bedroom-size-in-england/

Can you get them to list it as 2 bed with dressing room or study? That would show that it’s more spacious than a standard 2 bed.

In my area houses of that style tend to be advertised as a two bed with an office/study potential to extend into attic etc