What size house after divorce and empty nest

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Would you buy a 2 bed or a 3 bed semi if you are living alone for the first time in your 50s after recent empty nest and divorce?

The thing I am finding is that the 3 bed semi properties are not that much more in price than the 2 (double) beds and would be affordable.

I have 1 dc still at uni so they might be back for a bit after uni. They dont tend to come home much in the holidays because they work in their uni town.

I think a 3 bed might be sensible but I am a bit concerned that rattling around in a 3 bed when its only me living there might feel even more lonely. I dont like the idea of 2 bedrooms sitting there empty. Does this sound nuts and will I get used to it? I am not talking big places. Maybe 1000sq ft max for a 3 bed and 750sq ft for a 2 bed.

I almost crave a little nest that doesnt feel too big or overwhelming but I am worried I will regret that decision when it comes to dc coming to stay and grandkids etc in future.

The council tax difference wont be much but I guess heating a 3 bed and property upkeep will be a bit more depending on the house.

I might just rent initially so i dont rush into a decision. Just wondering what others have done in this situation. I dont want to make a mistake on this.

I have lived in a three bed by myself for a period of time but I would say the ideal space is a 2 bed. You do just end up feeling the other room is pretty wasted.

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Sorry- posted too soon. This is a good idea for a thread so will follow.

I have watched my parents pay for one/two extra bedrooms for the last 26 years. For us/"the grandchildren". But we don't stay over that much, and if we do it is only for one night (and would be quite happy with camp beds in the sitting room/tent in the garden).

They are now too old for hosting now anyway really. And serious regretting the size of the house, talking about downsizing

They could have saved they money/grief/cost of downsizing and used the money for fun...abd even for hotels for guests over the years.

Edited for typo

After watching the market for many years I always felt that 3 beds are a better investment as they seem to grow in value more quickly than 2 beds. So from a financial approach I would get the 3 bed IF the price wasn’t much different than the 2 bed. But I do like extra space. One room could be for your son/guests and the other could serve as a hobby room or something that gives you joy.

EDIT to add: Actually I have an anecdote. We invested in a 2 bed a few years ago and bought it for the same price as someone who bought a three bed that was smaller (in square footage) than yours. It was the tiniest 3 bed somewhere around 600 sq ft whereas our 2 bed was 900 sq ft. We then sold at the same time and they made double the profit! Talk about stung!

That is a really good point about guests not usually staying too long. I did see a 2 bed i liked but ironically the council tax was higher than some of the 3 beds and I could probably get a 3 bed for the same price! It was a bungalow though with 2 double beds and it had a really nice feel to it.

You do seem to get more for your money with 3 beds. Especially if you are looking for 2 double bedrooms. The smaller 2 beds would just be too small for me.

Bungalows are perfect. Much easier to use a 'spare ' bedroom for another purpose, snug,dining room, office, craft room etc.

i think with a 3 bed you will get roomier downstairs space. But I rattle round in my 3 bed and would be happy in a light and airy 2 bed tbh.

Funandnames that must have hurt! I think there is just a bigger market for 3 bed properties so they hold up better. That was one of my reservations about a 2 bed that if I want to sell in a down market I might struggle. I might be relocating in a few years when I retire so having a property that I could easily sell is a consideration.

Do you have guests?
Do you need WFH space?
Do you need space for hobbies?

I dont have too many regular overnight guests but my youngest might bounce back after uni so it would mean I wouldnt have a spare room during that time.

I would like a home gym but that could go in a garage or downstairs space. I wouldnt put it upstairs. I mainly go the gym but have some home equipment. I dont really need a hobby room other than that. I tend to start crafts and give up on them. I suspect bedroom 3 might end up the burial ground of half knitted scarfs and other projects I forgot about.

I dont wfh.

So really all that points to a 2 bed being suitable.

It’s the living area that counts. If it’s basically the same then a two bed would be fine. But a proper second bedroom is often hard to find! Most seem to be much smaller than the main bedroom, more an office or nursery.

I had this exact dilemma back in the summer and it was tricky. I looked at 3 beds, in not such a good area, and the area didn't sit right with me, especially as I am going to live alone. Then I looked at 2 bed flats where I am, and was worried about the noise in a block. I increased my budget a lot to look at 3 beds in my area but that would mean no money for holidays etc. In the end I talked to my adult children and they told me buy where I would be happy and at the price I am happy with and we will make it work. The relief was great and now I am buying a 2 bed coach house with 2 double bedrooms and a great sectioned but open plan living space. We will all be able to sit and have dinner together and there is space for them to stay. My daughters are happy to share when visiting. It feels right and cosy when I am on my own. I hope that helps as it was so difficult deciding.

Thanks for posting this. Enjoy your new home. I hope you settle in well and are very happy! I am thinking a spacious 2 bed is going to be the best for me all things considered. I have found one that might be the one for me so fingers crossed. It just has a good feel to it and I think I should trust my gut feel on this dilema.

Depends how much stuff you’ve got!

I’ve got 3 bedrooms but the smallest is currently an office as I wfh some of the time. It is also my home office and will carry on being that when I retire.
The second bedroom doubles as a guest bedroom, with a good quality blow up bed, hobby room - sewing, drawing etc, a laundry room in the winter, has a big wardrobe for storage, and because the bed isn’t up all the time there is enough space to do yoga or home workout things.

You get more space downstairs with 3 bedrooms.

That sounds perfect

Personally I wouldn’t buy at all if I thought I would move in the next couple of years, I’d rent a 2 bed and see how it feels.

Bungalows are always very sought after and would be something you could stay in when you are elderly as no stairs.

A third bedroom can make a great laundry room!

@RandomMesswhere I am a 3rd bedroom is £100 k more 🤣

I would want a 3 bedroom as smallest room would be a dressing / wardrobe room . Would love to have a clear , clutter free bedroom with just a bed and side table . One spare for guests or your son . Plus a place to store any overflow .

The only thing I'd say is to make your decision based on how easy it would be to sell later on, if you think you'll move house anyway. I would go for a bungalow if something like that is available.

I don’t miss living down south!

What do you want to do with your life op? This is YOUR time now. One bedroom, one guestroom, s crafting/office area? Go for the house which feels right be it two or three bed. Personally I like the options of three!