Which would you want?

[noddyholder]

We have an open plan kitchen diner living room can seat 8 to eat and the living area has a sofa and full height storage TV Etc.this space is 28ft overall and leads to the garden.if you were buying a house would this be enough space for you or would you want another adult space.we have another living room but it could be marketed as a 4th bedroom too.not sure whats best

another living room with a sofabed so it could be used as a spare room

Personally I would market it as a fourth bedroom, because it makes it obvious that you can have a forth bedroom, because not everyone sees the potential in property space unless it's spelled out to them and calling it a living space makes some people who lack imagination think it can only be used for a living room.

I see samsonara's point but I find it annoying when the brochure says 4/5 beds but then you find rooms they are advertising are actually 'reception' rooms - seems a bit like they are trying to hike the price up by claiming a house is something it isn't - likewise lean-tos which are described as conservatories!

if it is on the ground floor then market it as another reception room .

Vote for living space. Don't think a downstairs bedroom is going to be popular in a house and from what you say, that living space isn't massive for what would be a four-bedroomed house iyswim.

I would ask the estate agents. They'll know what's selling in your area - 3 beds with adult living area, or 4 beds without.

It will almost definitely sell to a family because of the schools.I would market it as a 3 bed have sold loads in the area so do know the market but a few are saying 3/4.We have the big living area and have our bedroom downstairswith an adjacent toilet.Upstairs are 2 doubles and a bathroom and another huge room which we have as a living room because it has views and a beautiful fireplace.It is that room which could be either I suppose.I still think its a 3 bed but will decide before it goes on in April x

dont you have to have HIPS for 4 bed houses? that might sway your decision.

Oh Noddy, I thought you were in your forever house now?

Pesto sadly no!!!!!!!!!I hate it here just don't like the road but love the house.I don't think there is a forever house for me but I know that this isn't it.

All houses need hips don't they?

Oh, what a shame!

BTW, are you feeling a bit better now? Missed you the other week.

Wouldn't the upstairs living room be better as a bedroom? I wouldn't be convinced that a downstairs room was a bedroom. Can there ever be a loft room?

I am ok ish!As usual the docs found nothing 'new' and said i had been over doing it.Have been looking in Rottingdean with my mum and saltdean too I think I've seen every house!

They can use the rooms however they like really.The downstairs bedroom is actually very convenient as a guest room with its own loo.The upstairs living room was a bedroom but was so big and had such great views I use it as an adult sitting room but not necesary and we only have 1 child so can afford to waste space most people can't.

yes, they do, sorry, my info is well out of date

[apologetic emoticon]

You had me excited there

How about three bedroom house with "au-pair suite"? How's that for aspirational?

or home based business workspace...or home gym space...

.Would be good for a nanny actually.