Two rooms in shared house

We are a friendly diverse group of people (quiet, but not dull!) looking for two new housemates.
The house, on Preston Drove near Beaconsfield Villas, is really well located for local shops, buses, getting into town or getting to the Downs, Blaker's Park, Preston Park or the Universities at Falmer.
Two rooms are available, either separately or for a couple (landlady and partner happily shared these rooms, but have now moved into a flat). The house has a large bathroom + also a shower room and large shared kitchen with all cooking gear provided and washing machine and dishwasher.
Rent includes council tax, all bills + internet.
1st room: small, but with a built-in loft double bed, on first floor up one flight of stairs. A south-facing window and view of a friendly elm tree! £600pcm
2nd room: huge, with high ceiling, fireplace (not used), built-in wardrobe, shelves and cupboard, on ground floor with south-facing bay window. £750pcm
Or both together for £1300pcm.