Page 4 | Would this put you off?

NewpyMum · 2025-12-02T11:11:13+00:00

Would you be put off by this basement room? [[https://www.rightmove.co.uk/properties/169452170 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?

Dragonscaledaisy · 02/12/2025 17:12

cornbunting · 02/12/2025 16:31

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.

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The building regs inspector you're using is the only person that matters.

MowingMachine · 02/12/2025 17:20

cornbunting · 02/12/2025 16:31

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.

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Indeed! My bad. RICS says this:

What is a bedroom?

There is no statutory definition of the term 'bedroom' in the UK. The term is used to describe a room used for sleeping in and where you would expect to find a bed or other such piece of furniture designed for sleeping on.
The www.voa.gov.uk/corporate/publications/Manuals/RentOfficerHandbook/Other/Procedures/r-roh-rooms.html
makes some attempt to explain what a bedroom is:

"The simple test to apply is, for this type and size of property in this or a similar area, how has the property been let, and how do occupants use the accommodation? The size of the room is irrelevant. A room that would never be thought of as a bedroom or living room in a large country house might well be perfectly acceptable to most people, for those same uses, in an expensive, densely populated city."

An indicator that a room can be used as a bedroom could be that at least a small single bed will fit into it, and in most cases it will have a window, although there is no legal requirement.

https://www.ricsfirms.com/glossary/what-is-a-bedroom/

What is a bedroom? | Find a Surveyor

What is a bedroom?

https://www.ricsfirms.com/glossary/what-is-a-bedroom

RecordBreakers · 02/12/2025 17:41

Glad the thread has been helpful.

Personally, I'm put off by the lack of window in the kitchen too, but I really wanted to comment on how stunning your living room is. Absolutely gorgeous, and the whole flat is so well presented.

Original poster

NewpyMum · 02/12/2025 18:14

BoarBrush · 02/12/2025 13:48

How can that possibly be a full protected route?

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

This was the listing before we bought it in 2018 - it had a (non compliant) bathroom downstairs at the time. We have done significant work to it and had it all checked and signed off. You can see the new listing in my original post

OP posts:

Original poster

NewpyMum · 02/12/2025 18:19

RecordBreakers · 02/12/2025 17:41

Glad the thread has been helpful.

Personally, I'm put off by the lack of window in the kitchen too, but I really wanted to comment on how stunning your living room is. Absolutely gorgeous, and the whole flat is so well presented.

Thank you! There is actually a window in the kitchen but it’s high up so didn’t make it into the photo - there are very high ceilings and the window is over the door to the bathroom. You can see a bit in photo 12.

OP posts:

Original poster

NewpyMum · 02/12/2025 18:22

SarahAndQuack · 02/12/2025 13:41

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.

I did think that this would be a good idea - to present it as a study with a sofa bed or something but we do still live here with our three and one year old so difficult to do that unfortunately.

OP posts:

Original poster

NewpyMum · 02/12/2025 18:23

NewpyMum · 02/12/2025 18:22

I did think that this would be a good idea - to present it as a study with a sofa bed or something but we do still live here with our three and one year old so difficult to do that unfortunately.

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For us the children on a different floor never bothered us, we have stair gates installed and still have monitors on them which are active through the night.

it’s worked really well for us as a kids room while they are young but I do totally appreciate it’s not for everyone and would be less likely to work with an older child.

OP posts:

Linenpickle · 02/12/2025 18:27

Sorry but it’s a one bedroom flat really.

Fionasapples · 02/12/2025 18:28

It's a beautiful flat. The basement wouldn't put me off because it's only DH and me now and it would be a guest/storage room. I don't think I'd like to use it as a permanent bedroom, the safety aspect worries me even though you have that covered.

Good luck.

indoorplantqueen · 02/12/2025 19:53

I’m not up on my building regs, but I stayed in a hotel in Shoreditch recently and the room didn’t have a window. Does it not apply to hotels, obviously those rooms are being used as bedrooms.

TMMC1 · 02/12/2025 21:17

It's the 'two bed' term that is attracting the wrong buyers.

It's a unique one bed flat with home office.

Pluto46 · 03/12/2025 08:30

Going against the grain, it would not bother me at all and would rather have no window than one of those horrible street level ones. It would be a perfect bedroom for a teenager

Mauro711 · 03/12/2025 08:34

cornbunting · 02/12/2025 16:31

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.

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I read that to mean that a bedroom has to have a window, but it doesn't necessarily have to be openable. As long as it can be used as an escape route by either opening it or smashing it it's legal.

Milkbloo · 03/12/2025 08:35

It’s lovely flat for a couple. A one bedroom flat, in truth.

Financial · 03/12/2025 08:38

I think it would be fine as a playroom or office.

I wouldn’t want a basement bedroom with no window or natural light though

cornbunting · 03/12/2025 08:48

Mauro711 · 03/12/2025 08:34

I read that to mean that a bedroom has to have a window, but it doesn't necessarily have to be openable. As long as it can be used as an escape route by either opening it or smashing it it's legal.

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There's no requirement for a window listed at all, just for a means of escape. Like you say, that means of escape could be a window (whether you open it or break it), or alternative means.

Sidebend · 03/12/2025 08:50

There is no mention of the fact that it's a windowless room, and you can't see it from the pictures. If I was expecting it, I would be more okay with it - but please be realistic that it won't compare favourably with flats with two proper bedrooms. All will depend on the price, and what the potential purchaser wants to use the second bedroom for.

Ariela · 03/12/2025 10:37

New listing looks fab, a bonus space when looking for 1beds.

Rosecoffeecup · 03/12/2025 10:47

Zov · 02/12/2025 13:06

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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What are you on about? An hour on the train? Its not even 20 minutes into Victoria or London Bridge

Do you need a map?

CatsorDogsrule · 03/12/2025 10:47

I think the listing should explicitly state that the second bedroom has no window, but has a protected route and ventilation. For some people, this would be adequate for their needs and the property is wonderfully presented.

It would definitely put me off, so I would feel very deceived if I wasted my time considering the property and viewing without knowing this beforehand. It must be frustrating for you to have the wasted viewings too.

Good luck with the sale!

CheeseIsMyIdol · 03/12/2025 11:21

I think it’s fine for a young child who spends waking hours upstairs with parents.

Flat is lovely.

Original poster

NewpyMum · 03/12/2025 18:38

Thanks all for your feedback. As you will probably see now via the link in the original post, we have now amended the listing and have noted in the description the relevant details of the second room downstairs.

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Talipesmum · 03/12/2025 21:24

NewpyMum · 03/12/2025 18:38

Thanks all for your feedback. As you will probably see now via the link in the original post, we have now amended the listing and have noted in the description the relevant details of the second room downstairs.

It’s better, as it’s now described as a one bedroom flat with optional second room. But it still doesn’t mention anywhere in the listing that the basement room has no window. It says all the things it does have (ventilation, escape etc) but I am pretty sure people will still assume a window of some sort, and they’re definitely going to notice that it’s not there when they come to look around - you’ll still have that confusion aspect.

I mean, it’s described as “light and spacious accommodation over ground and lower ground floors” - but there aren’t any windows in the lower ground floor room?

KievLoverTwo · 03/12/2025 22:00

Talipesmum · 03/12/2025 21:24

It’s better, as it’s now described as a one bedroom flat with optional second room. But it still doesn’t mention anywhere in the listing that the basement room has no window. It says all the things it does have (ventilation, escape etc) but I am pretty sure people will still assume a window of some sort, and they’re definitely going to notice that it’s not there when they come to look around - you’ll still have that confusion aspect.

I mean, it’s described as “light and spacious accommodation over ground and lower ground floors” - but there aren’t any windows in the lower ground floor room?

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It's obvious there is no window. No window in the pics, no window on the floor plan. You would have to be quite careless not to figure that out.

Talipesmum · 03/12/2025 22:05

KievLoverTwo · 03/12/2025 22:00

It's obvious there is no window. No window in the pics, no window on the floor plan. You would have to be quite careless not to figure that out.

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Fingers crossed, eh.