Buying house - is 1930 too old

[Brightgate]

Hi, we are looking to buy a house in Orpington, Kent. This is the first time we will be buying a house and given we are not from the UK, we wanted to understand a few things:

1. A potential property we are looking to bid was constructed in the 1930s. And the other in 1970s. Are houses this old ok to buy, any particular aspects we should check before purchasing?
2. Is there any broad calculation on what the premium for the 1970 house should be over the 1930 house (other things assuming equal)

My house is from 1750, so Georgian. Should be dirt cheap, if age correlates to price, but surprisingly it was quite expensive! I expect it will still be standing when houses built during the last 50 years are long gone. I would pick a 1930s house over a more modern build any day of the week.

Orpington was in Kent when I was a child so I still think of it as Kent.

When was it considered part of London?

Is there any broad calculation on what the premium for the 1970 house should be over the 1930 house

Are you American??

No idea on the house but hi from Orpington! 👋🏻

Older the house, better the build quality.

Gently, I’d suggest that if you aren’t from the UK and haven’t got used to the very specific characteristics of the UK housing market, it might be better to rent for a bit until you feel you understand it and to avoid expensive mistakes.

IME older houses are more solidly built than newer houses. 1930s is pretty modern and importantly built before the 2WW when building materials became more scarce and as a result you'd find builders reducing ceiling height to save money on bricks for example.
It really depends on the aesthetic you're going for OP. 1930s houses have a certain charm and period features but 1970s houses can also be really lovely depending on the style.

1965

A house built in the 1930's will be solid and everything will have been constructed to a high standard with quality materials.

A house built in the 1970s... not so much.

1930s Edwardian houses command a premium over a 1970s house and has charming period features (assuming the owners kept it).

We live in a Edwardian house in SE London. It is pretty solid. I'd say Edwardian is better built than Victorian. Though personally I prefer Victorian even though it is older as Victorian house have higher ceilings and better proportions and are prettier.

I note you are not from the UK and are first time buyers in the UK. I was too but quickly understood that new is not better in the UK. The houses will be priced accordingly.

Let me put it this way,a chartered surveyor once said to me of a very old 1800’s property. “ This property will outlive us all”, he couldn’t and wouldn’t saythat of new builds!

One of the things that will affect the price of houses in Orpington is which school it is near, especially for family houses. Plus how close to the train station.

Do you know the area, what made you choose Orpington, have you seen a house you like.

I used to own a 1930s house in Orpington. I absolutely hated living there but the house itself was fine, no issues!

I’d probably pay more for a 1930s house than one built into the 70s, so there’s no “premium” the other way round.

A ton of English housing stock is older than the 1930s. I think you'll be fine.

By the 1930s you are generally looking at standard cavity wall construction, not anything vaguely odd.

1970s houses tend to be well built but a lot of people don't like them because of the way that they look. So you might well get a bargain.

A house built then will be a lot better built than a new build. Builders now build them as cheap as the can get away with regulation wise

Most builders won't buy a new build because they are shodilly built and inferior materials are used. A 1930s will still be standing after many new builds.

1930s houses aren’t considered particularly old here, OP. In fact, they were probably much solidly built and have much bigger rooms than recently built houses. 1970s houses aren’t bad either. Good sized rooms and gardens.

my neighbours’ house was built in the 1700s, solid as a rock and absolutely gorgeous. I’m so envious!

Orpington is in London but the postal address is Orpington Kent.

As it zone 6 it feels like Kent. It’s certainly not like zone 1-3 it’s surrounded by fields.

The millions of between-the-wars houses in the U.K. are sturdy and well built. Why would you think a 70s house would be worth more?

God if anything avoid the 70s house. FLimsy as

I live in a house from 1903, there are some issues that come with age - we are having to sort the damp proofing and have had roof, windows etc redone recently - but they were also done in the 70 s along with an extension which is fine.

So with the 30s house - usually solid build but can be single skin walls so check what the situation is with insulation etc. Windows have likely been replaced - check how old and if still in warranty etc. Insulation in the roof, get that checked - vermicullite is a nightmare, but you may also need extra as standards have gone up in the last 15 yrs. Check any extension work is signed off properly, and check what maintenance has been done generally in the house.

With a 19702 house, check the floor boards are sound and again any extensions the same. Check if there is damp proofing and when that was last done. If there are double skin wlls did they ever have insulation pumped in - get the condition of this checked as much has failed, got condensation causing mould.

ALl other normal checks would be covered by the solicitors and standard checks that have to be done and having a full proper survey by qualified surveyors and having help understanding the issues they raise.

As for new build - wouldn't touch em with a barge pole personally

Another Georgian house junkie here and I paid a big premium for it compared with the 1970s house on the street which was put up as bomb site infill. Even people who want to live in a white box seem to prefer to buy a period property and then paint it all white rather than buy the box like property down the road which would be much easy to do. (Half my neighbours seem to be architects who put up plate glass blocks of flats and then live in Georgian glory.

I live in Kent and Orpington was always part of Kent but now is under the borough of Bromley , Greater London . Bromley was always in Kent too ! Can't see the point of towns being messed around with 🙄

Both are fine but I’m going to defend 1970’s houses against the ugly branding

mine was built in 1972 (2 years younger than me) and I love it - it’s well proportioned, light and airy with high ceilings and a good layout- nice garden as well. I’m looking to move in a couple of years and will be looking at similarly aged properties as well as older ones.