Would you rather a ground floor bedroom or an extra living room?

[hiccup88]

We have an extra room on the ground floor that can be used as an additional living room or a bedroom. (See the lower right corner of the attached photo). On the upper floor, we have 3 bedrooms (2 double and 1 single) and a master bathroom.

What would you prefer to use the space for if it was your house?

If I sold this house as a 4 bedroom (3 upstairs), would you consider it so?

You may as well list it as a 4 bed.. otherwise people who are filtering for 4 beds won’t see it.

I forgot to mention that the room in question has the only working fireplace in the house!

you could sell it as a 4 bed but it suits both purposes so is quite flexible, we use ours as a nice office with a sofa and tv in it

I would list it as a four bed for people who are using 4 bed as their criteria. But in the plans/description make it clear that it can be used as a second living area/study/4th bedroom.

As the rest is open plan I’d use it as a living room . I don’t think you can market the house as a 4 bed

Yes, it is to scale, sorry I wasn't able to include the measurements! This used to be the old kitchen that's why it's quite big. We are "reusing" the existing plumbing hence putting the utility and downstairs (tiny) shower room in this area.

I agree

If you have 2 kids, I'd use it as a living room rather than spare bedroom. So then you can have all the toys in the open plan space and see the kids playing while you cook etc. And then have a nice, toy free, grown up space for after bedtime.
If I was selling it, I'd list it as a 4 bed because other people might have different uses for the rooms and wouldn't see the house at all if it was listed as a 3 bed and they were filtering for 4 beds+

Good point! This layout is still a work in progress, thankfully!

I might make the shower/WC bigger and take more space out of the utility. We will need to replace the existing big window with a smaller one so we can use more of the wall space for the shower/WC.

I prefer a big laundry and boot room because I'm a gardener and need the space and my friend had the most amazing laundry that she said changed her life and was her favourite room! I think it depends, maybe a slightly bigger shower room but don't skimp on the laundry space too much IMO

For us there is no question, that would become an office or music room.

I wouldn’t pay a 4 bed price for that, especially as the main living room is open plan with kitchen and dining room. I’d use it as a study/guest room, or a play room.

A snug.

It's not a bedroom (imo) because the nearest bathroom requires you to walk through the rest of the house to get to it.

However, the fireplace and the fact that it's tucked away in the corner, means it would make a great quiet sitting room/snug.

You have a downstairs shower room, it's reasonable to describe as a 4th bedroom even if it ends up being used by the new buyer as living space. It's a useful selling point if you're older and getting to the point you should think about a downstairs bedroom for if something goes wrong.

There is one decent-sized bathroom upstairs for the 3 upstairs bedrooms to share.

I'd rejig things a bit to make the shower/utility more of a real bathroom with, if possible, an opening from the bedroom/extra living room into the shower room. That gives you more flexibility and for someone looking for a future-proofed house where they can age in place if they desire, that would be a real bonus.