How would you present these two rooms for sale?

[Paaarklife]

How would you present these rooms (Room1 and Room2) for sale? This is a single story MCM house (220m2) on a large private 0.4acre plot overlooking farmland in a small village with a 20min commute into central London.

There are 4 beds at one end of the house that share one bathroom. All are double with build in storage except the one next to the bathroom which is only 2mx3m.

The main part of the house is an open plan kitchen, dining living room open to the garden (6m x 12m).

There are two rooms inside the entrance - the one to the right I would present as a snug / reading room it’s only 3mx3m.

The room to the left is 3mx5m - it is accessed through a hallway which as a shower room off it. It is fitted with floor to ceiling storage cupboards to the LHS inside the door.

Do I spend ££££ adding a toilet to the shower room (there is a guest cloakroom already before the utility room off the kitchen)?

Do I present this room as family / playroom, or master bedroom with full en-suite (if I added the toilet) or flexible guest bedroom / playroom etc. Target market is family moving to area from London for grammar schools.

Plan attached.

Snug and study

although room 2 looks bigger than bed 4 so I might swap bed 4 as study and room 2 as guest room but

I think add a loo and make it a guest bedroom with proper en-suite. Is your drawing to scale as this room looks huge compared to the size of the bedrooms? If it is considerably bigger I might want to use it as a master suite.

office/study and play room.
or his and hers offices.

I wouldn’t spend the extra money.

Don’t spend money.

room 2 - study / bed 5
room 1 - playroom/snug

Thank you - No it’s not to scale - literally the back of an envelope. Room2 is same size as other 3 doubles 5x3. Adding the extra loo will cost about £3k.

If room 2 is study bed 5 - for viewings would you put a double bed in it or a sofa bed and desk?

I'd have room 2 as a snug, as I prefer the option of a separate lounge area and it's the largest of the 2. I'd have snug/bedroom 5 on the listing though.

If possible I'd relocate the cupboards from there to room 1 and market that as an office.

If you are aiming for people with tweens, there's not a lot of bathroom for a teenage family, but agree with pps that spending money at this point is not a great idea. I wouldn't put a bed in one of the rooms, it will start to feel more like an HMO, putting beds everywhere.

I’d make it a master / guest suite. Marketing it as a 5 bed would probably make most sense commercially

Room 2 is an annex for multifunctional living or a homeworking space for a beauty therapist, artist or similar

Room 2 as study, or a second snug area. Or make it a hobby room. . Stick a table and sewing machine, craft materials, art stuff etc . A quick trip to hobbycraft and your sorted. No need to spend 3k.

This is a good idea. I am a bit stuck on trying to create a fancy grown up entertaining room as we only have the large open space but I don’t think either R1 or R2 are sufficient for that - so needs to be two snugs - one of which I would like cosy and glamorous reading room / office if that’s possible and the other more of a family TV room as my nicest furniture is in the big room as that’s where we entertain and we don’t have a TV in that space. I suppose they need to demonstrate the space and flexibility as every family will have their own needs and preferences.