Room count

3: LR, BR, Kitchen. The gallery (which is probably where the realtor is coming up with the 4th) really isn't a room. Don't the REBNY guidelines allow for 3-1/2 if the 'gallery' was called a 'dining area'? (Which, after looking at the photos, would be a stretch.)

Bedroom, kitchen, living room, dining room. Since LR/DR are conflated, I see the case for calling it "3" since you have three actual rooms, but you want buyers to find the right things, and it's 22 feet long, so I see the case for calling it "4," to indicate the number of functional spaces, also.

ali r.
{upstairs realty}

Ali,
I disagree with you on this one. I don't even see calling this a 3.5 room.

How about this one?
https://streeteasy.com/building/181-de-kalb-avenue-brooklyn/a1a2

>30 - this agent definitely likes to oversize reality

>30 - this agent definitely likes to oversize reality

Three rooms if you go by the number of windows. Kitchen, LR, BR. If you tried to carve out four rooms one of the 'rooms' would lack a window.

I guess only the brokers understand the meaning of "the number of rooms" and care its accurate counting. I don't think the "number of rooms" is any relevant to the decision for most buyers. Most buyers just focus on the number of "bedrooms" and the number of "bathrooms" and then focus on the size of each room, and the closet space.

I'd say DeKalb is also 3: LR, BR1, BR2. Kitchen is integral to the LR, so doesn't count separately (Or, doesn't count because it's a passthrough from the entry area to the LR, thus is a hallway, not a room). If you really do get to count an open kitchen as it's own room, I could see 4, but I might not be very happy about it. You could wall off DeKalb's kitchen and still have a viable (if clunky) way to get to the LR (because a kitchen is a room, regardless of whether or not it has a window), and it would not then be a hallway, so yes, maybe 4.

Point taken about what people find in terms of room count and potential uses, but I really can't get to 4 on 24th St, or 5 on DeKalb.

DeKalb is either a 3 or a 3.5.

You have a BR and a LR/DR (which only counts as one room, unlike 24th street, because its size and shape don't allow for two separate functional spaces) so that's two rooms.

Then you also have a Kit, and a Jr. bedroom, neither of which are real "rooms" (Jr. bedroom, due to its narrowness, has limited use, and, as pointed out upthread, you can't really wall off the kitchen), so to me it's a coin toss whether the best way to describe to shoppers that those other two spaces exist is to say 3 or 3.5.