Which of these houses would you buy?

[AWombWithoutARoof]

Have had an offer accepted on House A, survey results show penetrating damp, asbestos in outbuildings and woodworm. It's in need of complete redecoration, but I viewed it with a builder who didn't think there was anything major (patches of damp are small).

It's walkable to DD's primary school where she starts in September, it's a roomy 1930s semi with a long back garden. Also walkable to 2 good mates with kids the same age as DD.

House B is 10 years old, on an estate of very nicely designed houses (not your typical new build box). It has the same amount of space, but a smaller garden. It's not decorated to my taste at all, but nothing needs doing, from what I can see. Not made offer or done survey, this is a last minute consideration.

It's 1.7 miles from the school, so would need to drive DD to school. Same distance to friends, although the estate is very child-friendly, lots of bikes left outside front doors etc. so I'm sure we'd meet more people, as would DD.

DP is worried that with House A it will take us years to get it finished, as we'll be paying a higher mortgage than we are now and money will be tight. I'm by nature more optimistic, and love doing up houses, so that doesn't bother me as much. We'd also of course be adding more value to House A, but can see that House B would be much more of a known quantity and therefore less stressful.

Which would you pick?

mandy! I'm so glad you know the estate I mean! Obviously the house isn't one of the fancy ones on the seafront with a balcony, but the whole estate is lovely, isn't it? Do you see what I mean about nice looking houses, lovely planting etc?

At the risk of throwing another question in the mix - what about further schooling for your DCs? I know house A&C are close to the primary, but what about secondary schools that you'll likely be using? That's when the transport may be more of an issue when they want to do more afterschool things or have evening activities that they'll want to attend. Is it close enough for it to be walkable for them at that age? Or will it be a matter of shelling out loads of money on transport?

Obviously only throwing this in if you're planning on this being your "forever" house.

Yes, it is lovely. All timber, plants and sea air. Seriously, I live in the 'burbs, commute, and I honestly felt as if a weight had been lifted off my shoulders spending time there. I know if you live there you perhaps might take it for granted, but you can't put a price on that kind of location (just my opinion!). My friend has children, they literally ride scooters all around, play on the beach. It is my idea of heaven, regardless of whether the inside of the property is not quite to your taste

Mandy has sold me on House B

If you had the money, I would say House A but an old house in that condition will cost tens of thousands to do up properly. Builders are always wildly overly optimistic.

Does the house need rewiring? If so, dont bother redecorating until thats sorted as youll have to replaster and repaint all the walls after you do that. Budget 5k including redecorating at a minimum
A new boiler for a large family home can be a few thousand.

What condition are the windows in? For a large house, this can be anywhere between 10-20k in costs if they need to be replaced (though less if you can repair them).

You could be in for a world of expense before you get to do anything fun like putting in new kitchens and bathrooms or changing out the old carpet etc!

We have recently completed a gut refurb and its really rewarding but if you were just dealing with things in drips and drabs I imagine it could be pretty soul destroying. It might be better to buy something you can financially manage more easily.

Yes, after Mandy's description I'd definitely go for house B.

Oh crikey, the responsibility, didn't mean to swing the vote

House B every time unless you've got a lot of excess cash after the mortgage is paid. Is House A solid wall? I live in a 1930s house and honestly, some months I feel I might as well stand in the living room and rip up tenners. House B will mean you can spend your money on fun things rather than roofs and boilers. And it'll be better on heating as well - a huge expense these days.

But OP if you do go with House B, I will introduce you to my friend too, she is lovely

Ok now I've seen house C and that's got to be a safer bet, all ready to move into, looks quite clean, loft is done. You can't cope with a rental and a development at the same time. But be realistic about what you will want to change in each of the houses to make it ideal.

Right, back from seeing House B.

Didn't know it was a repossession also, which definitely is a negative due to legalities of bidding etc. Also, the previous owners have removed several doors and two toilets as a protest.

It was very shabby, so needs redecorating throughout, but it's liveable in. Worryingly the front door has obviously been kicked in at some point, and the door frame is broken on the inside, I don't know how difficult/expensive it is to replace part of a double glazed wooden door frame, you'll see from the pic it goes floor to ceiling.

Garden is much bigger than the pics made it look, and all the rooms are a good size. Kitchen is most definitely crap, and would need to be redesigned, but of course that is the fun bit.

A poster asked earlier about the location of house A in terms of DD growing up. It's walkable to the town centre and train station (just), so she'd be fine wherever she went to secondary. House B would require a drive to the bus station.

House C really isn't doing it for me at all from the pics.

Sorry, don't know if House A is solid wall. Was planning on putting wood burner in front room to keep heating costs down.

And Green Deal is available in N.Ireland so houses can be renovated to fuel efficiency at no extra cost.

In theory

I googled Green Deal earlier and it specifically said 'does not apply in Northern Ireland'. Is it called something different here?

Maybe calling it Green Deal is too political?

Yes, it would have to be a colour free deal!

True, it's probably called the greeny- orangey deal in NI.

House A for sure. I hate new builds when they've done with no input from the buyer. You have a new house, with a new kitchen/bathroom etc... that you don't like but can't justify changing as it's new, just not to your taste.

I also prefer houses with character.

Well, as the house is 10 years old I could justify it on the grounds of taste and decency! The kitchen and bathroom are a sea of beige (with missing toilets).

If you're going to have to do work on house B anyway you should simply choose based on location between A and B. I personally think C has it all but I'm not sure about location. Is it a good neighbourhood?

I like House B - location looks fab and a development is great for kids growing up - no main roads, other kids to play with and near the beach sounds lovely.
Having gone from older houses to a new build I wouldn't go back - life is so much easier - no worries about big repairs and we can enjoy our free time without endless DIY!!

House B sounds like a retirement place. Also consider if you want dcs to go to the beach without you which they will if it's so close by.