Is this a 2 bed or a three flat ?

[LondonSeller]

Is this a 2 bed or a three flat ? Havent had many bites on my property and wonder f agent marketed it as two bed when in fact it is a third bedroom

Flat is in clapham north / wandsowrh and has a garden and priced at 650 and would accept 625 but not less

Why is market so slow ?

this is the floor plan

Its got a massive kitchen diner and two bathrooms (one ens uite) and a garden with a gym / home office layout

Why do you think it is 3 bedrooms? Are you counting the front reception room as a bedroom?

yes on the basis that the kitchen diner is the reception room

it could be 3 bed if the reception was a bedroom but marketing it like that might put more people off. The market is v slow at the moment.

That says two bedrooms

2 if you’re living in it, 3 if you’re an estate agent trying to bump the price up! It’s a pity that back bedroom
has an en-suite or I think that would be a better reception room off the kitchen diner, and then have the other two rooms as bedrooms close to each other, so you’re living space and bedrooms aren’t all broken up.

Can we see the listing to see how you have the rooms set up?

3 beds and one main living area would put me off. I’d say it is a 2-bed really.

I sold a 3 bed flat last year. It had a living room and separate kitchen, one double and two single bedrooms. No outside space.

I would say yours is a two bed unless your kitchen had sufficient space and was staged as a reception room.

Is the cellar a usable room.

I think it’s a two bed. It looks spacious which is great. I agree with pp about having all the bedrooms in the front rather than spread out.

Going by the floorplan it doesn't look much space for 3 people if the only communal space is the kitchen/diner/lounge room.

It’s a 2 bed. I look at that floor plan and immediately want to change the layout - open up the back of the house to connect better with the garden. Looks like your living space has one small window by the kitchen area and 2 skylights? Not much light and no outside view? I would be using the back bedroom as the reception and trying to open it up to the kitchen area.

Has it been on for long?
Is it leasehold?
Is it in a big block or converted house?
It’s really a two bed flat. If someone is in the market for a 3 bed home then they generally want separate kitchen and reception areas.

2 bed. I know if it were a flat share it might be used as a 3 bed, but listing it as one is pushing it.

It’s a two bed flat.

This isn’t a great time for anyone selling, especially those selling flats. Flat prices have massively dropped in London. Some people like me don’t like ground floor flats because of potential noise above. Also people coming and going outside the flat. You’re also competing with other sellers in your area whose flats are cheaper than yours.

If it's a 3 bedroom, where would you put your armchairs, sofa, TV etc? Most people expect to have a separate sitting room/lounge. Trying to cram all that into the kitchen with a dining table as well would be a bit tragic.

Your lease and lease plan should describe the property and show you how many bedrooms it has officially. Please do look at that if you want a definitive answer to your question. If it describes the property as two bedrooms, then that's what it is, regardless of how you dress or use the property in your usual daily life.

When trying to sell the property, there must be an accurate description of the property in the sales particulars, as the buyer's solicitor will review the lease and lease plan as part of the due diligence needed to inform the buyer.

The layout doesn’t really flow and you can use the rooms however you wish, but as PP said, it will be what the lease plan says.

Flats are the most difficult to sell at the moment, as is leasehold. The reasons for a slow market in general and many and re global, national and local. Interest rates, wars, the world situation, as well as local have all contributed. London has had one of the biggest falls.

Your property may be delightful and you may want to insist on nothing less than £625K, but if no one is prepared to pay that, you won’t be selling.

Two-bed. Someone could theoretically use it as a three-bed, but I would market it as two-bed.

The kitchen diner isnt that big due to the various bits of it that are cut out/off

The sizes are maximum size arent they?, its not a square room

You couldnt exactly relax in there in the evening could you

People do market properties like this as a 3 bed though and then when I look at them I think 'oh its only a 2 bed'.

What do you list it as far your house insurance?

It's 2 bedroomed. I think that the price is very reasonable for the area but flats are taking a long time to sell at the moment.

It’s 80 square metres which is bloody massive for a two bed and has a garden outbuilding and a cellar. Thats a big flat with a private garden

But thats the problem of people using the overall sq mtrs to look at 'size', it still only has essentially 4 rooms including the kitchen.

Can you live in the cellar?

Can you live in the outbuilding?

No

So its a 2 bed flat