Would this put you off?

[NewpyMum]

Would you be put off by this basement room? Listing here

We have a two bed flat with a basement room (full brand new ventilation system and protected means of escape so totally compliant) without a window.

My husband was a building control surveyor and it’s all signed off so we 100% know that it’s legal and I’m not asking about that aspect of it.

For us it’s been perfect as an office/spare room and then a room for our children. Actually amazing because I never have to worry about too might early morning and late night sun disturbing their sleep or super high and low temperatures because it’s a well controlled temperature all the time.

But as we are now having viewings, the majority of the feedback is that they don’t like the room. We kind of knew this might be an issue but hoped the rest of the flat would speak for itself and have a lower price to compensate for this.

Would really like to hear your thoughts on this.

For context, it’s in a great location (5 minute walk from station that takes you to London Bridge and Victoria in 15 minutes) and is a lovely local area on the south side of Croydon. Also comes with garage and private off street parking.

Does a second bedroom with no window outweigh all of this?

Yeah this. ^ I would never use the basement room as a bedroom, for either myself or my children @NewpyMum (Sorry.) It should be marketed as a 1 bed flat with a basement room that can be used as an office/study, or additional bedroom. (Though as I said, I wouldn't use it as a bedroom... too claustrophobic!) 😬 And as has been stated already, you really shouldn't be using it as a bedroom anyway...

The shower room is small, the kitchen is tiny, and the second 'bedroom' is small. I would never pay a third of a million pounds for this, not even in Greater London. And you can say 'nice part of Croydon,' but it's Croydon, not a really desirable place to live IMO. I would never buy there anyway, but maybe some people will if they grew up in the area...

It's not even that quick to get to Central London. It's an hour on the train (even though it's only 12-13 miles,) and even longer by car. (1 hr 15 to 1 hr 30 depending on the traffic.) You can get to Central London just as quick on the train if you live in Coventry/Rugby area! (And they're nearly 100 miles to Central London.)

Good luck, but you need to remarket this as a 1 bed ground floor flat. Previous posters are correct that you cannot market this as a 2 bed, because the basement room has no window. You can say it has an escape route and ventilation til you're blue in the face, but it should not be marketed as a 2 bed property. Indeed I am shocked that the estate agent is doing this/allowing this. Perhaps they think it will get more views. It may do, but people won't buy it, because it's not a 2 bed property, it's a 1 bed property.

I know my post is a bit harsh, but you did ask for opinions...

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It's a one bed flat, I would never buy somewhere with a bedroom with no window. Also I would be pissed off at having to go through the kitchen to use the bathroom.

Lovely decorated flat though.

It’s a beautiful flat but yes I would not count a room without a window as a bedroom. I wouldn’t put my child in there or use it as an office. Lack of sunlight would make me feel like shit.

That is a very nice one bedroom flat.

I'm astonished that your EA has listed it as two bedroom, as legally it isn't.

Eh no offence taken, I did ask! I won’t go through your comment point by point but clearly you’re not local as I promise you the train really is 15 minutes to London Bridge and Victoria - not sure where you got your figures from. We’ve lived here for 7 years.

I really am not asking for any advice on the legality of the room. I don’t know where anyone’s expertise comes from here but as stated, my husband is a fully qualified and experienced building control surveyor who knows the regulations inside out. Not to mention it’s also been legally signed off by our local building surveyors too.

It's beautiful. I would certainly come for a viewing. I might be put off by the lack of window but I would have a look before deciding.

So you're classing the basement as one of the two bedrooms? Nah. I wouldn't be interested in that. It's deceptive. You should just call it one bed plus basement.

@NewpyMum signed off as a habitable room, yes. Signed off as a bedroom, no. The estate agent should never have marketed it as a 2 bedrrom apartment. The legality of the listing is a huge factor to why people are not willing to pay 2-bedroom price for what is legally a 1 bedroom flat. That is exactly why everyone who is coming to see your flat leaves disappointed.

I feel for you OP, your first and subsequent posts are quite clear wrt the legality of the space, fire safety regs etc.

Despite the sign-off, though, I wouldn't fancy a bedroom without a window because of the lack of natural light. A two-bedroom flat where the bedrooms aren't on the same floor is also frustrating, especially if the second room is going to be for children. If you market the cellar room as a games/TV room or office, though, that would be quite desirable, especially with how generously sized the living room is.

It's a shame the kitchen and bathroom are a bit small, but you can't have everything, and there's nothing wrong with them otherwise. The outside of the house is gorgeous too.

I wouldn’t buy a flat with a bathroom off the kitchen. It’s very small generally. I’d re-market it being a 1 bed too…

Yes, it'd put me off. I would be looking for the second bedroom to have a window, and it is decorated as if for a small child, but most people won't want their small child to be a flight of steps down from them. The shower being through the kitchen would also be a minus point, though not a total deal breaker.

I think better to decorate the basement as a study/home office.

How can that possibly be a full protected route?

www.frostproperty.co.uk/sales/properties-for-sale/property/7085370-14-aberdeen-road-croydon

It wouldn't put me off as an office, gym or dressing room. But it's not a bedroom. As others have said it's a one bedroom flat so lm not sure why it's being marketed as a two bedroom. Zero chance of me paying that much money for in effect a one bed in Croydon

I hope you added a proper bannister
Is the ventilation system a new bathroom fan?

It’s absolutely lovely but I’d be so annoyed if an agent didn’t warn me about this!

sounds like a good plan. Agree that it’s a great bonus to a one bed- better to be pleased rather than start off disappointed.

Nope wouldn't put me off as a single person - overall the property looks great and I know for that area with private parking and a garage, the price is very reasonable. My only criticism is the reference to private garden area as there is no image and if its the side of the property then its not really a garden from what I can see.

The lounge is very nice. But the kitchen is absolutely tiny. That would put me off

I don't think this is true although it should be. The window is often the means of escape but in the OP's case, an alternative has been provided. Attempting to market a basement room with no natural light as a bedroom is a major issue though. The property is just a basic one bedroom flat.

I think the issue is that it's listed and priced as a 2-bed when it's not legally a 2-bed so chances are that when the buyer tries to sell it in a few years they won't be able to market it as a 2-bed. OP shouldn't either. I do think a lot of people who only needs a 1-bed would be delighted with this setup, but then it should be priced as one.

Bedroom is fine to me, flat nice and cheap. I’m more concerned there isn’t a picture of the garden??

A bedroom in the UK must have an opening window, if it is to be rented or sold as a bedroom.

https://buildsafe.co.uk/building-regulation-for-windows-in-bedrooms/

Ah well then the listing needs to change and the price dropped substantially.

Not a 2 bed imo. I think the price is quite ambitious tbh.

That article is inconsistent. It says:
"According to UK laws, bedrooms need to have background ventilators, mechanical supply ventilators, extract fans, and emergency escapes. While you don’t necessarily have to have openable windows, most people prefer them because they solve the need for an emergency escape, as well as the need for ventilation."
...which is exactly what the OP said, and what her cellar bedroom has.

Then at the end of the article, it says:
"Building regulations in the UK require all bedrooms to have windows."
...which clearly contradicts the earlier quote of the regulations. Windows are the easiest and most common solution to ventilation and escape, not the only one.

TL;DR - don't rely on this website, they are clearly a bit hard of thinking.