Curb appeal or location - which will add more value?

[LittlePickleHead]

Argh trying to find a house to buy is doing my head in!

There is very little on the market in our price range in our area of SE London, so our dream of a lovely period or 1930s property in our ideal area just isn't going to happen.

We need to make sure whatever we buy is a sound investment as may have to move again in around 5 years.

There are two properties that we may consider putting an offer in after a second viewing. They both need work to update.

One is a fugly 60s house. I could never love the outside (all weird shaped windows) and there isnt any way to really improve it. However it's a really good size, has huge potential to be really lovely inside (it has a fireplace which I think really helps as it means the main living space isn't too much of a 'box') and the location is fantastic (close to both outstanding primary and secondary schools, parks, woodland walks, swimming pool, shops and cafes etc). All the things we like to do as a family basically. But it will always be ugly from the front.

The other is an attractive 1930s house - needs heaps of work but could be brought back to life to be a lovely family home. It's not a bad location (next to a nice park) but is much further away from the shops etc, not very close to any schools, and the postcode is definitely not desirable. It's a very nice quiet road though, and a short drive or busride away from all the local amenities.

What will attract more buyers in the future? My head hurts from all of this!

Probably the currently ugly one. I bet you could make it more attractive. A website I love is Houzz. It is American but the ideas on it are amazing. I am sure you will find ideas to improve this house. Can the windows be improved in size and shape?. May cost a bit but could pay dividends. What about an attractive porch and great front garden ( if it has one). Being close to amenities is the really important thing I think. Go for the 60s. I am sure no house is beyond improvement.

first one. Look online about how to make the outside nice, you can do wonders with cladding.

I'll have a look for inspiration - thanks for the tip. It is on a terrace on identical properties though, I wonder if it would look weird if it was the only one to have the appearance changed?

Just realised I spelt kerb wrong

Have a look at Sarah Beeny's first double your house for half the money show, a couple of weeks ago. They renovated their 60s house and it looked great, it was detached though.

Location. You can do amazing things with the outside.

www.channel4.com/4homes/build-renovate/building-renovating-advice/exterior-facelifts-gallery

I'm gonna go against everyone else and say the I'd rather go for the attractive one in the not quite so good location!

I might be mad, but I would much rather come home and drive up to my house and see a beauty of a building, than drive up to my house and think "feck, that house looks minging. Oh hell, its mine!".

Beeny said the other night to someone on her show 'how often do you sit and look at the front of your house? Never - you're living inside it', but I disagree - you have to look at your house every time you come home to it, and I think Kerb appeal is really important (personally for me).

Dont worry about what might be attractive to future buyers - this is YOUR house, for YOU to live in. If you buy the attractive house in not so good location, chances are that somebody in the future will feel the same as you.

I'm sort of sick of property programs always banging on about what will add value when you come to sell it on - houses are for living in and enjoying, and not forever thinking about what might be in 10-20years time when you might want to move-on.

Having said all that - a 60's house could be renovated to be attractive on the outside too (although I think you worry it might look odd in a street of identical houses), but worth investigating what you could do to give it more kerb appeal.

The Fugly one I think. I've seen some great transformations with wooden cladding and new windows, or if you were on a tigher budget then a nice front door and lots of plants and greenery to detract from the fugliness. I'd say the schools will be what most people go for.

Picklehead, GRAB the ugly house with both hands. You CAN change it, a lot. Have a google of Back to Front house designs, they have great before and after pics. We are buying a super bland 50s house and looking at that website for ideas - they did the conversion of the Sarah Beeny series mentioned upthread.

I'd go for location. I live in a fugly-from-the-outside house and I absolutely love it. Really, really love it. First time I saw it on Rightmove, I did this at it's fugliness. However, Sarah Beeny is right - once I'm inside that just doesn't matter a jot.

Look at police call outs to both areas and judge based on that....

(But I would go for the ugly house)

crime statistics by postcode

I always thought the rule was you bought the worst house in the best location. On the basis that you can change the house, but not the location.

Ugly house. We live in one with limited curb appeal though we've got longer term plans to make it a bit more attractive. I don't care as it is great on the inside and the layout is a lot better than more attractive from the outside Victorian terraces.

Good luck!

Most people say location is much more important. Ours is cute and in a great location, but needs complete updating inside. Doesn't even have central heating!

If prefer the ugly one. I think you should post an image of the front so we can work out how to make it nicer

If you choose the one with the great location - you can always make over the outside - take a look at this for some inspiration JamesHardie | HardiePlank® Cladding
(I'm hoping that will be a link - if it doesn't work - google them !! Well worth it !!)

Sorry for delay in reply - I'll try and post a pic (on phone so not sure if I can!). DH is currently vetoing as he thinks its too much money for that kind of house, so maybe if you do have some ideas it could convince him...(though he may be right on the money thing)

This is the house (outing myself!)

m.zoopla.co.uk/for-sale/details/30068639

I'd pick 60's over 30's every time even though I've always gone for Victorian/Edwardian so prefer a period home. I think 30's houses are ugly whereas with a 60's house you can make them look fab, contemporary, light etc.

I don't think that is too fugly at all - you can definitely do loads to improve the outside. Location is brilliant! I live very nearby. I think that will soon seem a bargain for this area! I would snap it up and save a bit of money for a consult with a great architect or landscape designer who can give you some ideas to improve the front over time. Love the views!

I don't think the cladding will work - unless you can persuade a few of your neighbours to go down the same route too ?! I agree the inside is fab - so much space ! And the views are great !! So when you come home - it takes about 30seconds to walk up the path - and then you are inside !! For the sake of those 30 seconds - I think I could live with how it looks outside - its really not that bad !!!

Fair enough the outside isn't the best but the layout is nice and the view is excellent.

It is a great location. We've got friends that live nearby with children going to EB.

I walk inside my ugly house and the beautiful view out the reception window calms me down instantly. It is also something every single visitor to our house comments upon.

Is it really in the catchment of outstanding non-faith primary and non-faith, mixed secondary?

I'm astonished it's still on the market ...

(And it's not ugly.)

I recall an early episode of LLL when Phil or Kirsty basically said to go for the best location - better to have the smallest house in a good location than a massive house in a poor location. We did the former and it's much, much better for our quality of life.