Are the bedrooms in this house too small (floor plan)?

[Homehelpp]

Hi all.
Currently considering putting in an offer for a house with this upper floor plan.
We absolutely love the downstairs, but have reservations about the upstairs - all of the bedrooms excluding the master just feel quite small to me?

We would be moving here long term and would have three children growing up here.

We’d also like to keep a guest bedroom too.

Would love to hear any thoughts.

Yes they do look very small to me, sorry. Have you had a look at any other properties?

They actually feel even smaller in real life due to built in wardrobes too.

We have, but just need to weigh up some pros and cons. This house is perfect other than the bedrooms.

You would need a bed AND wardrobe in each one. If you want a spare room one child would be in a tiny room. However many modern houses have tiny rooms. Will you live downstairs and just use bedrooms for homework?

Most of them aren’t bad - bedroom 5 is really small box room though. Depends what your other options are really. You could get rid of one of the bathrooms to have just one family bathroom and the master en suite, which would allow you to get more room in bedroom 4 or 2?

Cramming a second ensuite into bedroom 2 has compromised bedrooms 2 and 4 too much I think. If they were a better size then accepting bedroom 3 and 5 would be easier. The master is also on the small side, but as there's a dressing room that might be OK

I’d keep the tiniest room as a guest bedroom with a double bed up against the wall.

Yes - downstairs is a fair bit bigger than upstairs and children won’t need to keep toys in their bedrooms.

I think we would keep the second en-suite as a guest bedroom. I don’t think we would want to lose the second en suite (even though it would make the bedroom much better)!

The master actually feels really spacious with the dressing room. This doesn’t concern me really!

If they had designed it with one bathroom instead of the bathroom and en suite 2 then bedrooms 2 and 4 could both be bigger. Stupid design, they are trying to fit in too many rooms and have made them all too small. And surely you'd want the second en suite on the second biggest bedroom for guests if you were that obsessed with having en suites. Look for a better designed house.

Are there any measurements?
Also how many rooms do you need? Can you join the smallest bedroom to the one next to it for a proper sized room?

Well, going against the grain, I think there's one huge room (master, including the dressing room), 1 pretty decent sized bedrooms ( 3), and 2 smaller but OK rooms (2 and 4) and a box room. That seems pretty decent to me, unless you're a huge family.

Of course, to a point it depends what the rest of the house is like and what price point it's at. If it's a huge period detached family home for mega bucks, then I guess you'd expect bigger better room sizes. If it's a newbuild estate "detached" six inches from next door, then I'd say those sizes were to be expected, and the price will probably reflect that..

In terms of are they big enough for an average family to live comfortably, I'd say so.

We do want 5 bedrooms so no joining of rooms.

It’s kind of in the middle. It’s a new build but not on a big new build estate. And price wise, there is very little change from £1m unfortunately due to location.

Do you need all the bedrooms as bedrooms? For example offices/WfH spaces could easily be in smaller rooms than would be comfortable for a bedroom.

All as bedrooms!

3 children’s bedrooms, a master bedroom and a guest bedroom.

Honestly I don’t think those are tiny at all. We’ve just extended to create two bedrooms which are 3x3.3m and they each currently have a king mattress and wardrobe in. Plenty big enough for a single for children, wardrobe and drawers plus a few toys. How were the rooms ‘dressed’ when you viewed them? Assuming it’s a new build I feel like they always put beds in the middle of the room and make them feel smaller.

Nice for guests, but not so nice for the child in the smallest room. Our guest room is a little smaller than your 5th bedroom and while it’s def a small room, it’s better that we have it used occasionally than permanently. Sometimes we boot a child out of their larger room into small room if more people are coming to stay!

It all depends on your other options, and why you need a guest room. For us, our limit was “have to be able to put a double in guest room, for occasional use”. But if you have eg people staying for extended periods of time, that might not work for you.

Yeah, I'm in the SE and feel your pain. A pretty average family home goes for mega bucks here. Newbuilds almost always have smaller rooms, it's just how it is.

I genuinely think it's liveable, assuming its appropriate for your family size.

Yes all had built in wardrobes at the foot of a double bed in the middle of the room!

I would put your guests in the smallest room. It is very tempting to impress your guests with a larger room with en suite but that shouldn't be at the expense of your kids who live there all the time. With this arrangement, all 3 kids will have a similar sized room.

I agree, this looks like it it ought to be 4 beds and 2 bathrooms and they’ve squeezed too many rooms in.

The guest bedroom would actually primarily be used by DH. He often gets home incredibly late from work (once myself and the DC are asleep), and he would go into the guest bedroom and have a bathroom/bed to be able to use without disturbing us. We currently have this set up and wouldn’t really want to lose it.

The house is 2500 sq ft - is this typically a 4 or 5 bedroom?

Depends on the layout.

Where I am in London, terraced houses, 2500 sq ft would be a 5 bed - but these houses are notoriously top heavy with relatively little living space compared to the bedroom space. Often they started as 3/4 bedrooms and have been extended with a loft conversion.

Yours looks like it has equal downstairs and upstairs space, if so then 5 beds is a lot for that amount of upstairs space.