Three smaller bedrooms or two bedrooms with one larger one

[Housingdestressnotdistress]

interested other people’s thoughts on this.

A friend is preparing to to sell her 2bed starter home. A few of the houses on her estate have made the large bedroom (approx 5.5x3.5m) into two rooms.

So it’s three bedrooms approx 3.3x3m and one just under 2x2. The third bedroom also has less flat floor space because of the stairs.

these houses are listed at 50-60k more than her valuations. estate agents have said that three beds are worth more than two beds and it’s less about the size.

I like the two bed layout because it’s more flexible and feels much less cramped.

which would you go for? Is a third tiny room worth a lot more?

In an ideal world, big bedrooms are lovely but realistically having three beds makes the difference between 'we'll have to move as soon as we have children/ a second child' and 'this house could do us for 10 years+'

If the downstairs space is good then I can see why you would pay more for getting 5-10 years rather that 3-5 years out of a house.

That makes sense. The ‘third room’ is just so tiny I can’t see it being much more than storage so wouldn’t expect it to add a lot more