To sell house after only 11mths?

[Opal888]

What it says on the tin, really!
YABU = stay put, woman
YANBU = if you wanna move, move

Context: We (DW, me, 2 teens, a golden retriever) outgrew our previous home (which I was extremely emotionally attached to) and a series of decisions and mishaps meant that we purchased a much larger house in the same area which was a "head" decision. We never loved it (layout, lack of garden) but were seduced by the opportunity to have so much space and were frankly emotionally exhausted from an extremely protracted sale of my adored first home.

It has been good in some ways, eg when the boys have friends over there is a lot of room. However that's about once a month, and the rest of the time we do not use the guest room or converted attic room at all and DW only uses her home office about twice a month (and this will decrease due to job change). That's 3 large rooms sitting empty and it's mentally driving me a bit mad.

I've never loved this house and neither has DW. Our financial position has suddenly but sustainably improved in 2025 and I'm really keen to move again - same area, but a slightly smaller house with a higher spec (eg detached, driveway, garden, quieter street). We'd be able to comfortably afford a house about 40% more than what ours is worth. We did the initial figures with the mortgage advisor yesterday.
What's putting me off is the financial inefficiency of moving again (paying again for all the admin rubbish), the emotional and physical upheaval, the pressure of choosing from existing housing stock, the decision fatigue.

Its worth noting that 90% of any house move admin falls to me as I am a control freak and experienced, whereas DW is a sweet and laidback lady who's too relaxed for her own good and whose maxim is happy wife happy life

Doesn't matter if you move now or in 3 years, youre still going to get hit with all the tax/fees. In 3 years it may cost you even more.

It's replies like this that are making me think, sod it,life is unpredictable, let's go for it.
I'm really sorry about your stroke ♡

What is “stamp duty” please?
I’m not British.

A sales tax.

Thanks 😘

at 55 it has certainly been a shock. They still don't know why I had it & it's certainly fucked up life plans re work, house, retirement. But I'm lucky it wasn't worse.

obviously people can't just go around doing daft things because you don't know what's around the corner BUT if you can afford something tgat will give you a better quality of life & make you happier, then why not?? It's just bringing forward your plan in line with affordability being brought forward. Enjoy it while the kids are still living with you.

I think as long as you can give a plausible reason for wanting to move buyers will understand. But I don't think your earlier plan is your best bet. That made it sound like a buyer would be buying something 'lesser'. They need to be excited to buy it. Not feel like they're buying your cast off as you can afford something better. (Even though that's the case in most situations - just avoid pointing it out!)

Wait to see what’s announced about stamp duty

I am a bit torn. I could not live anywhere with a tiny garden etc but definitely stamp duty situation is awful. But the analysis says the market is going to really recover 2027 so I would not want to be caught out by that unless I am downsizing. If you really really don’t like it get on the market now.

I would say our house didn't click for me until we'd been here for a couple of years.

We bought, like you, as a result of mental fatigue and just went "yep that'll do, I guess". We moved in and realised we'd bought a bit of a dump, with a crap garden. I was looking on RightMove at alternatives for quite some time after, thinking there's no way I could be happy with what we bought.

Then eventually we put our stamp on it enough, added tonnes of character with vintage furniture (it's an otherwise characterless 80s house) and sorted out the crap garden, and I LOVE it now. I walk around saying, out loud, "God I love this house". I don't think we'll move again until we do our final move (to something smaller, in our 60s).

I don't understand your dislike of unused rooms. We've got 4 bedrooms and DH often works away, so only 1 is in use. I just close the door on the others and it doesn't bother me one bit. We're all different though. Can't you create a home gym or hobby room?!

Definitely don't say that! All you'll do is let them know you are financially comfortable enough for them to lowball you on your current house.

I’d move. Otherwise you’re essentially staying in a house you don’t like just to save yourself from feeling silly for wasting money.

wasting time is worse!

You're right to think it through, but yeah, I'd do it.

If you're going to move at some point anyway then all you're losing is interest on that money (or not - the costs may well go up anyway if you hold off moving).

Also, even if it cost you £30k+ - that's split over many years of potential happiness in your new home. Money well spent if you're not happy now. Get something you love this time though 😁

I think it depends a lot on the price bracket of house you are in e.g 500k or £1.5m means that stamp duty could be £10k or £100k.

Hm. Are you sure you would compare a new house with your current house and think "yes, this is an improvement"?

Or would you still be comparing a new house with the home to which you were emotionally attached and thinking "no, this still isn't right"?

It’s usually 6 months, I’ve sold both my houses after about a year for the reasons you’ve given and apart from a brief “is it ok, why are you selling so soon” nobody cared!

I bought a house that the sellers had only been in for a year. In my case, they were pretending they weren't splitting up, but it was kind of obvious (and the neighbours told me anyway). I think it doesn't necessarily make you think there's something wrong with it, but it does make you think the sellers may be pretty keen to get a quick sale, so people will not necessarily want to be paying what you think it's value has gone up by, and may make more conservative offers.

I accept your explanation!🙂

Yes this is sensible. I'm going to start decluttering and finishing the minor decorating side, with spring listing in mind.

Yes good point. I'm really not sure how best to explain to viewers the reason for the move, then?

Circa 500k. I'm Oop North and that gets a lot of house here. I don't think it would even get us on the market down south!

I think I'd be OK if it were somewhere I felt really cosy and happy in. I've had a year to think about all the things I loved about my first home and how I can replicate some of that vibe in another house. Of course some of it can (and some of it has) been done in this house, but I'm really mindful of it now and I'm not rushed and traumatised from the sale!

"Wasting time is worse"
Yeah I'm finding that really speaks to me
I've got 2 years left of my eldest definitely living at home and I'm feeling that really intensely. I want to give him , and me, the experience and home that we couldn't have when I was a young single mum without a bean!!

Life is really short. You will need to move eventually if this isn’t the right house for you and house prices will only increase. You should follow your heart

OK, what should I say then? I've been thinking about this all day. I'm a terrible liar. It was easy to explain to purchasers at my last house sale because it was a cottage and very visibly straining at the seams.

Rent out a room. Lots of lodgers out there....

Ahh I'm so glad you love your house now!!

I think I only dislike the wasted space because it feels like I've got these extra rooms instead of the garden and drive I wanted. If i had extra space as well as the high spec (which is quite likely with the next house) it wouldn't bother me
My hobbies are hiking and reading, neither take up space indoors really after several bookcases, and I work 6 days a week, so whenever I have free time I try to be sat with the kids and doing whatever they want to do.