WA Is it a 2 or 3 bedroom house

I just inspected a house in WA with a dinning room/second living room converted to a bedroom/study. Should I consider it as a 3 bedroom or 2 bedroom house? The house floor area is only 90 m2and the living room and kitchen are small. it's very difficult to put a dinning table in the kitchen or the living room. The converted bedroom has an arched entrance with rectangular doors.

I looked at the old advertisement over 10 years ago which says it's a 3 bedroom house. If wait till I get the structural plan from the council, it would have been bought by someone. How shall I value the property?

 

So what have similar properties sold at recently?

 

Every house is different.
Designating a room a bedroom rather than a dining room does not automatically alter its value.
Compare pricing to other houses of a similar size, 90sqm.

We once inspected an advertised 4 bedroom house. Yes, there were 4 bedrooms, but 2 had been created by splitting the living room, leaving only a kitchen and meals area as living spaces. House was used as student accommodation, useless as altered for anything else.

 

Best way to resolve it in my opinion is to get a measurement of the room in question. anything less than 2.5 x 2.5 should not be classified as a bedroom in my opinion.