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If I have to choose between 2 living or a theatre, I'd pick 2 living. Not sure about popularity of theatre rooms on the market, maybe others can comment. Imo, having a "theatre" itself is not important (you can watch tv in the living room), but it's practical to have a multipurpose room in the...

I personally prefer my theatre to have at least 4 m width. I think 4x4 is a good size for a theatre, but if you don't have space for that, I'd try to get the size as close to it as possible. The theatre size for our build is 3.8x4, think that size is adequate for an IP.