House buying dilemma

[Thedreamer28]

So we put a deposit down on a newbuild but the new development is being built in a not so great area. It is known as a rough area in our city and everyone takes the mick of people who live there as they are known as rough.
We thought that it could be our back up plan if we couldn't find another house in that time before we needed to start making decisions. So the developers called us up and said we have 48 hours to decide if we want to proceed and exchange contracts.

The issue is that we have looked for other houses in our budget and it is not great. Terrible houses that are in other bad areas and with bad schools. Or houses that you need to spend a massive amount of money on.

With this newbuild we would not have to move the kids schools.

so what do we do. Do we say yes to the newbuild even though it is in a rough area or do we wait until a better house comes up in a better area.

We are 43 years old now with 3 children at secondary and primary age so we really want to get on the property ladder.

Any advice would be much appreciated as I feel so disheartened right now and feel like this weekend I will not sleep at all.

I would buy the doer upper in a nice area. No point having a nice house if you’re are miserable there. Far better to live with a kitchen or whatever that needs replacing, that you could do one day, and not be scared your kids are going to be mugged walking home.

I think this depends where you are and how bad the bad area is. I’ve lived in york and really there aren’t any areas that are that bad, but I’ve also lived in Manchester and when you talk about bad area it can be really bad.

Have you considered properties completely out of your box?

We were looking for a 4 bed house but struggling to find anything suitable, we almost bought a new build but it just didn't feel right. I expanded my search to 3 beds with 'potential' and found our 3 bed with garage conversion that we use as the 4th bedroom. The property barely ticked any of our boxes, but I absolutely love it.

If you are having major doubts, don't do it. You can live easier with a dated kitchen or bathroom, much harder to live somewhere where you are deeply unhappy. (That is why we moved)

I wouldn’t buy a new build unless from a very reputable building company. Agree with others - go for a doer upper, or something out of the box.

we found our home when the estate agent showed us things that were well below our budget. I hadn’t bothered to look under budget but we found an ex council house in an amazing area which has been perfect for us

Agree with out of the box. You'll feel like you've compromised with the new build.
I was looking at houses that already had two bathrooms without thinking about a fixer-upper. Husband found current house, under budget, that was old and outdated had the space to put a generous second bathroom.
In time will convert garage to office/spare room/ utility and shower!
It's not perfect but location is great, house is lovely and we are really happy here.

You can easily make changes to a house once you've bought it but you can't change it's location.

If you're having doubts already, don't do it.

My husband seems to disagree about the area of the new development being rough. The less desirable area is a big area and the development is on the outskirts and there is a lot of regeneration going into it. We have been going through the area of the newbuild all times of day and there is no one there even. There is field opposite. It seems quiet a lot of the time.

I know there are bad areas everywhere. I think it is the stigma of the name of the area is what puts me off. Also the stigma that there was a lot of council houses but a lot of them are privately owned now and have been for many years now.

The area of the newbuild works for us as the kids won't need to move schools. It is less than 3 miles away from the city centre. So there is more pros than cons.

Remember it will be quiet at this time of the year as it is the middle of winter. Come sorting and summer and it could be different.

if the newbuild is an area with regeneration and at the quiet end, it could be fine. Being well located for schools is a big plus.

I think go for it. get involved in the community and you can help make the area a great place to live

Thank you for all your responses. We are still thinking about it and have until Monday to give them an answer. I did look at 3 beds with potential but non of them have potential. Its too much work for us renovating with 3 young children. It would be a nightmare. Plus my DS has asthma too.
The market here is very compressed at the moment. Not much going on and the houses that come up need too much renovating and with our budget it's not possible.
I wish we had more time to decide really but once we say no then the plot will deffo go. They are selling quickly.

Honestly, I would have all the same concerns as you, but in your situation I think the new build is probably the best idea. I am the same situation and age as you and have just moved to a house that isn’t perfect, but it is the best we could afford and at our age just wanted to get in somewhere. There are lots of new build estates going up on the edge of bad areas and the estate itself attracts good people. The area often improves in terms of regeneration too.

I think it sounds like historically the area had a bad name but with new developments being built and new families moving in and the area being regenerated that will change. So it’s possibly not the issue you think it might be. And presumably it’s near where you currently are if the DC’s school are close by?

Do you know anything about the field opposite? Is that likely to be built on too?

We had the same option and went for the new build. Almost 4 years in it was the right decision for us. We are on the very edge of a 'rough' area (well it's a different area technically but the postcode lumps them together). A significant amount of money is being pumped into the area and improvements are obvious.
At our age and with children we needed to get on the property ladder and out of private renting. (Mortgage is less than rent).
In the future we may move to an older property that needs some work but for now this suits us. Perhaps think of whether you ate buying your 'forever home'.
Everyone will tell you new builds are terrible but I do think they serve a purpose and not everyone has a horror story

Have you considered properties completely out of your box? We were looking for a 4 bed house but struggling to find anything suitable, we almost bought a new build but it just didn't feel right. I expanded my search to 3 beds with 'potential' and found our 3 bed with garage conversion that we use as the 4th bedroom

I second this. We wasted weeks and weeks looking at 4 beds with no luck. Expanded our search to 3 beds and found a couple of possibilities. Our house is 3 beds with 3 reception rooms and we use the third reception as a bedroom for elderst dc - who doesn't mind being downstairs in the slightest. We still have plenty of living space.

Yes I looked out the box but the houses here are not very good in terms of space and it's too much work for us especially since we would have to live on a building site while it was being renovated.

Such a difficult decision. I was 45 when we first bought ( H slightly younger) and of course we had to compromise due to finances and age.

We bought small, very small but in an area we loved. 6 years later I have never regretted it.

When you say the area is rough, is there a lot of crime?? Anti-social behaviour?

The newbuild house is close enough that we could travel to both schools for the kids at primary and secondary and there would be no changes for them. It wouldn't be fair on my DS who already struggled because of being kept at home in Covid and he will be doing his SATS next year in his last year at primary and I couldn't unsettle him and move him to a new school.
My eldest DD has just started year 7 and my youngest would need to start reception at the school her brother goes to.

The area the newbuild is on they have pumped a lot of regeneration in the area. They have made the open spaces more attractive and green areas and want to change the characteristics of the area by providing good quality homes in the area. There is a big push on new affordable homes so a lot of professionals moving in the area as it has links close to the city.

@RootVegAndMash we wouldn't feel comfortable with one of the children downstairs or vice versa. We have seen properties with the 4th bedroom attached to the house but it felt too detached from the rest of the house. We wouldn't be able to hear if something happened. Thanks for your response

@mizu it's a big area so the areas which had anti social behaviour and crime where part of the areas which are a lot further in. They have built up those areas too with affordable housing.
We are on the outskirts and it is very quiet. All times of day and through the summer and winter.
Historically it's known as a less desirable area but over time things change.

I'd buy the new build. You get a two year guarantee from the developer and a ten year NHBC. Insulation standards are so high that you won't need the heating on much even when it's really cold and everything will be brand new; all the appliances, carpets etc. it sounds very much as if the area is improving and it suits your needs. New build estates usually have a good community spirit and will have a Facebook group and WhatsApp group. If you really don't like it, it should sell again quickly.

Sorry, but how can a new build area by rough? Surely people moving there have the same money as you to be able to move there?

I wouldn't be buying a doer upper now. The cost of the doing up is astronomical at the moment, so it might well cost more over all and you might not have the money to do it at all. I say this as someone who has only ever moved to do up too, am not averse to works.

I also would not want to be moving a year 7 child, or one that might have to go to one secondary for a few months, then change. You don't know if you could move in by Sept and have presumably already got a school place allocated.

This seems like a good option to me. We have a new build estate in my town that is next to a dodgy area. The new build area has lots of people who have moved out from the city, and a new primary school, so is completely fine. Of course, it's not my money, so decision needs to be by you and your husband.

Our first house was in the roughest area of our town but, because the houses were so cheap, they were really popular with FTB. We reasoned that we’d buy it and overpay on the mortgage until we had enough to get our dream home (where we are now) Our first home was an ex-council house so a lot cheaper than a comparable size new build. Have you considered doing something like that? It sold within a week when the time came for full asking price and we made £30k in three years.

Try for a smaller doer upper in a nicer area.

It is possible for " bad areas" to become gentrified and even a not so good area is still a foot on the ladder

If they are selling fast, then others think they are good. If it's the best you can afford and most convenient then it sounds like a good option.

So me and my husband went round the development today and we knocked on a couple of houses and the residents we spoke to reassured us that it was the best decision they made. They would never have been able to get on the property ladder in the more affluent/better areas of where they were renting before and also they were getting a 4 bed house with private driveway and parking. They told us that all the residents who have moved in are working professionals with young couples or families. They have a WhatsApp group n help eachother out so there is a good community spirit there already.
They told us there has been no crime and when they compared the crime rates they were the same as the more affluent areas in the city anyway. They said it is a very quiet area. The developer is very good also with sorting out any issues but they have been very small issues.

Given our age and the kids school situations it is looking more likely that this is the best decision for us. For what we are getting and no stress about renovating with young children. Its seem the best option.

thank you for everyone's responses.