To think this flat will be too small?

[WireHeart]

I’ve offered a new build flat but due to the method of allocation I can’t view it. It would save almost 300 a month and it’s around the corner from my current flat so same area for schools etc, small garden and off street parking. However the bedrooms are only 10.8 m2 which sounds incredibly small but I have no idea of the actual dimensions. Alternatively they can offer me a property with slightly bigger bedrooms but it’s a top floor flat, I don’t know what to do for the best as I’m choosing blind!

Just wondering what others would do in my situation. Rooms would be for dp and I and 2 boys.

Ground floor definitely. Depending on how you tend to live, if the boys spend a lot of time in their bedroom on consoles and not much in the living room, they could always have the room marked living room, and the current bedroom 2 become the living room?

You've got a decent sized kitchen diner as well for homework at the table.

I would go for ground floor with garden, especially if the boys are heavy footed. There are lots of ideas for small bedrooms and furniture could be built in to save floor space

Lived in a top floor flat, fucking boiling in the summer, never again!
It was a new build too. I'd take the garden.

I'd take the ground floor with the garden personally.

Ground floor. Would rather have a separate kitchen to living room, never mind the space. Rooms are still a reasonable side. Outside space invaluable.

Ground floor every time. If you have teenagers, they will annoy the flat below with noise. No flats have good sound insulation. Also 10m2 isn't that small, and the ensuite and the garden would win it over for me. Do you like gardening?

My daughter has a double bed in a bedroom slightly less than 9M2,
If there are single beds, its doable.
I'd go for the garden flat

We moved out of a beautiful, new build, ground floor flat with garden due to the noise from the neighbours above. It just became completely unbearable so I would go for top floor flat if I had to choose from the 2. Especially since it has a lift. No garden wouldn’t be an issue for us because we are out all the time with 2 boys but I would never live somewhere with neighbours above us again.

My bedroom is quite a lot smaller than that, though it really is too small! It's a perfectly reasonable size. I would get the ground floor flat and work out how to use the space when you're there.

Oh, just seen the floor plans. You've also got built in wardrobes and cupboards? Definitely the ground floor.

Ground floor! Outside space and separate kitchen trumps a few sqm in my book. And you won't have to worry too much about the boys being heavy footed.

Ground floor!!!! Separate kitchen, underground parking and garden would swing it for me. There are pros and cons of having no one below you or no one under you regarding noise but that can really depend on the neighbours!!!
Don't underestimate the benefit of being able to open the door and walk into the garden.

I'd go for the ground floor one. The bedrooms are smaller but it looks like there is more living space by having bigger lounge area and separate kitchen/diner, plus you can't underestimate how useful private parking and a garden could be.

I'd definitely go for the bigger bedrooms, especially as the boys are sharing. They're not toddlers, so don't really need the garden, and presumably would prefer the park for a kickaround.
I'm also a bit of a weirdo, in that I'm not very outdoorsy. We have a garden, which I never really use. You'd be more likely to find me reading indoors, even on the warmest of days

Outside space every time

Another vote for smaller bedrooms and garden

And having the lounge and kitchen diner separate is a bonus for when your boys are studying for exams

Ground floor for definite. I've lived in 4 flats, 2 were top floor, 1 was first floor and currently we're ground floor.

Much prefer ground floor, no stairs for shopping (although I know yours has a loft so that's always a bonus) we have a bigger outdoor area for washing compared to the flats upstairs who share a tiny balcony, the upstairs noise can be a pain but with two toddlers id hate to think of the noise we'd create if we had downstairs neighbours!

The plans for the ground floor plus the outdoor space would definitely sway it for me.

Outside space is so important.
And a luxury
Imagine it being a lovely hot sunny day and you wish you were sat outside with a glass of vino and a book. Instead your looking out of your window watching people doing it!

Oh and agree with the PP re top flat being hot in the summer, the two top floor flats I lived in were AWFUL in summer.

I’d go for outside space and a separate kitchen. Open plan living is a total pain.

It would be ground floor for me. Stepping out of my back door on a summer morning is one of my greatest pleasures.

I'd go for the garden so they have somewhere to play out.

Ground floor for me. We lived in a first floor with 3 kids for a few weeks while getting some building repairs done and I spent the whole time shouting at them to be quiet and not stomp around.

Based on floor plans I think the ground floor looks a better option with more useable space.