Selling my house as 3/4 bed

Applebetty

Hi, I’m looking to sell my house. It’s a 3 bedroom however we converted the garage and also use it as a bedroom. When it comes to listing it with an estate agent is it better to list as a 3 bed with another reception room or a 4 bed property.
Would one get me more money?
Is one way likely to sell quicker ?
Ive looked on line but it appears different estate agents do different things.
Any advise would really be appreciated.
Many thanks
Apple Betty

hoiyeeanita

If I was a prospective buyer I would want building regs to confirm that it’s now a 4 bed otherwise it’s an additional reception room

sevenhills

Applebetty wrote: »

Hi, I’m looking to sell my house. It’s a 3 bedroom however we converted the garage and also use it as a bedroom. When it comes to listing it with an estate agent is it better to list as a 3 bed with another reception room or a 4 bed property.
Would one get me more money?
Is one way likely to sell quicker ?.

How does your home insurance view tour home, they would need to know how you have laid out your home.


If you mis-described your house its likely to delay any sale.

getmore4less

Some area a garage would be worth more.

Davesnave

If it has been converted properly, it will add value, but many garage conversions aren't building regs compliant and won't be counted as part of the house by savvy purchasers. It therefore won't help a sale if it's later revealed there are no permissions (if required) or regs in place and you've counted it as a bedroom.

Assuming it's all street-legal and you have it set up as a bedroom, I'd leave it that way. In many 3 bed house the 3rd bedroom is small, so a downstairs room like this could suit an older child. It's not a great stretch of the imagination to see it re-purposed as a family/play room or office etc if the purchaser wants all beds upstairs.

ProDave

I would be disappointed you had taken away the garage, a useful work space or (shock horror) somewhere to put a car. I would look for one still with a garage.

If I needed 4 bedrooms, I would want a proper 4 bedroom house.

davidmcn

hoiyeeanita wrote: »

If I was a prospective buyer I would want building regs to confirm that it’s now a 4 bed otherwise it’s an additional reception room

Either it's compliant as a habitable room or it isn't. I'm not aware of a difference in building regulations between something you've called a bedroom and something you've called a reception room.

Cakeguts

Depends on the area. In some areas this type of conversion would make the house more difficult to sell and worth less than one with a usuable garage.



It will need to be cheaper than a purpose built 4 bed.

Tigsteroonie

Where's the bathroom? If upstairs, then I wouldn't consider the converted room to be a bedroom. But if there's a downstairs shower room, then you potentially have a selling point of a downstairs bed & bath - older folks, disabled folks, could be a desirable.

bouicca21

What parking is available off road? If that's adequate then I'd prefer a room - but properly converted. Many garages aren't big enough for modern cars anyway.

RedFraggle

Tigsteroonie wrote: »

Where's the bathroom? If upstairs, then I wouldn't consider the converted room to be a bedroom. But if there's a downstairs shower room, then you potentially have a selling point of a downstairs bed & bath - older folks, disabled folks, could be a desirable.

I agree with this. Our house was valued and advertised as a 4 bed but it's a 3 bed with an additional reception room imo because that room doesn't have a bathroom. At every previous sale it's been listed as a 3 bed.