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Understanding Room Counts in NYC Sales

Understanding Room Counts in NYC Sales

Classic 7 Room apartment - NYC

Classic 7 Room apartment - NYC

If you have ever wondered what the difference is between a junior 4 and a classic six you’re not alone.  Despite the fact that in most condo sales transactions the square feet is visible on listings, in many co-ops this information is not available and room counts and bedroom counts are the primary indicator of an apartment's size.

When buying into a cooperative (co-op), you are buying shares of a company and not necessarily the apartment itself, so your room count is often the most accurate representation of what you are buying.  At the closing table you will get a proprietary lease that gives you the legal right to live in your "shares".  

The chart below reflects general standards in co-op buildings, but if you are looking for a true 1 bedroom apartment for instance, look for apartments with a room count of 3.  The Kitchen(1), Living room(2) and bedroom(3) make up the rooms, and the bathroom is recorded separately.  A two bedroom would use the same math adding an additional room for the 2nd bedroom. For a 2 bedroom apartment, there should be at least 4 rooms.

RoomsLayout
1Studio with pullman kitchen
Studio with pullman kitchen and alcove or dining area
2Studio with separate kitchen
Studio with separate kitchen and sleeping alcove
1 bedroom with Pullman kitchen and living room
31 bedroom, living room, kitchen
1 bedroom, living room, kitchen, dining alcove
41 bedroom, living room, kitchen, dining room - or -2 bedrooms, living room, kitchen
2 bedrooms, living room, kitchen, dining alcove
52 bedrooms, living room, kitchen, dining room 
3 bedrooms, living room, kitchen, dining area
62 bedrooms, living room, kitchen, dining room, maid's room
73 bedrooms, living room, kitchen, dining room, maid's room - or -2 bedrooms, living room, kitchen, dining room, 2 maid's rooms
83 bedrooms, living room, kitchen, dining room, 2 maid's rooms
9Typically 3 bedrooms, library, living room, dining room, kitchen, 2 maid's rooms
10Typically 3 bedrooms, library, living room, dining room, kitchen, 3 maid's rooms
11Typically 4 bedrooms, library, living room, dining room, kitchen, 3 maid's rooms
12Typically 4 bedrooms, library, living room, dining room, kitchen, either 4 maid's rooms or servant hall and 3 maid's rooms
134 bedrooms, library, living room, dining room, kitchen, 4 maid's rooms and servant's hall
145 bedrooms, library, living room, dining room, kitchen, 4 maid's rooms and servant's hall

It starts to get tricky as you hit 5 rooms and larger, as many prewar (prior to 1940) apartments start to add a formal dining room and maid's room with larger apartments. In modern construction however, there are no hard and fast rules so go by the bedroom count and copy if there is not a floor plan readily available.

Here are some additional definitions of pre-war layouts that may be of interest as well.

A Junior 4 or JR4 is a one-bedroom apartment with a separate dining room or a small bedroom or office. The "4" comes from the number of rooms in the apartment, specifically the bedroom, living room, kitchen, and dining area.

A Classic 5 refers to a prewar apartment that includes 5 rooms – two full sized bedrooms, a living room, a formal dining room and a kitchen.

Classic Six is a six-room apartment that consists of a formal dining room, a living room, a kitchen, two bedrooms, a smaller bedroom sometimes referred to as a maid's room, and one or two bathrooms.

A Classic Seven is a seven-room apartment consisting of a formal dining room, a living room, a kitchen, three bedrooms, a maid's room, and two or more bathrooms.

A Classic Eight is an eight-room apartment consisting of a formal dining room, a living room, a kitchen, three bedrooms, 2 maid's rooms, and two or more bathrooms.

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