Small house nice location or bigger house less nice location?

[HomerPigeon]

Would you go for a smaller house in v gd location, or bigger house in less nice (and less convenient) location? The DC are approaching teenage years.

Have been in rented since we relocated a year ago and have watched the market rise in that time to a point where I am now almost priced out. Everything goes to sealed bids and sells over asking price.

Have found a property in a good location, walking distance to town and school, but tiny. Alternative is to keep looking and go quite a way farther out of town for more space.

What to do??

I am in the process of buying and we had this decision and have gone for a smaller house in a nicer area. You can change and extend your house but you can't change the area!

Is there any scope to extend or convert the loft or garage? We have been renting for years too and are going for a two bed in a lovely lovely place over a "family home" in a place that I can't get excited about moving to.

It's going to mean a lot of smart storage, decluttering, etc. but for us the move is about our lifestyle we'll have as a family in our new location, more than the space we're moving to.

Plus, if small becomes too small, location might help with selling on in the future.

It depends how small really. I would give up a significant amount of space for the right location, but not if it meant really cramped living conditions. What opportunities are there to extend?

we had this discussion and decided small house nice, after living in some less nice areas and seeing the kids that would be our childs peers. (hiding under my desk now to avoid the flames)

We've compromised on size for location. We've given up ensuite and fourth bedroom/ study. That being said we aren't totally compromising, we still have generous sized bedrooms etc. I wouldn't want to be cramped with no storage etc.

I'd go for the better location and get creative with storage and space planning. Is there room and money for some kind of structure in the garden perhaps?

Small house, nicer location every time.

The area matters a lot. Imagine neighbours that swear a lot and loudly, play loud music, do not care for their front/back garden, leave their kids on the streets all day etc etc. I would not tolerate any of these things just for more space.

Sarcy at least you are honest.

If your kids are dependent on you for transport, the advantage of being nearer to town may be worth the loss of space (particularly if you can extend at some point). Other wise you may have to continuously be ferrying them around, or worrying about how they are getting home at night.

Location, location, location for me too. I'm in a smaller house due to it's location but love it here.

I think its unanimous. Location every time. The area is crucial. The family's social life revolves around the location - children playing, us socialising with neighbours, ability to walk into town etc. I would definitely compromise on size etc for area, although as everyone says, try to find something with potential to extend when funds allow!

Smaller house, especially if the schools are better!

There is potential to get a bit more space though loft space is small (2.08m height). Largish cellar could become an extra room. But main living area and bedrooms would still be small!

Location is unbeatable though. Having to replace all our furniture with smaller furniture should not put me off, should it? Long term move and all that...

Smaller house, nicer location is what we did and dont regret it. If the house can be extended, all the better. The only time I wouldnt do this is if the house was actually too small to house everyoneie a family of 5 trying to squeeze into a two-up / two down with no scope to extend IYSWIM.

We nearly did this, almost bought a tiny 2 up/2down on a lovely street... But I was having panic attacks. I did floor plans and realised I'd have to dump half my furniture.

In the end, we were gazumped anyway so the decision was made for us.

Sorry! I realise that was incredibly unhelpful!!

How small are you talking? I think as long as you have storage (under-stairs cupboard, lots of kitchen cupboards, shed/garage, airing cupboard) then small is doable.

But buying new furniture is going to be ££.

I don't know. Have you been into every EA and charmed them into telling you about houses that might be coming onto the market soon? You're in a good no-chain position.

We are in a house which is a bit too small for us but in a really lovely location. We could buy something bigger in a less nice location, but I don't want to. As much as I would like more space I like living here more!
That said, even though it's smaller than I would like, it still fits us all in well enough and we are extending for a fourth bedroom so all dcs can have their own room.
So it depends on how small it actually is really.

Smaller house nicer area.

We don't really need loads of stuff .

I'm in the process of buying and after viewing several bigger houses in further out/depressing locations have decided on a small Victorian terrace in an area I love. While the thought of lots of space and a big garden was really attractive, in the end I realised I didn't want to live in an area where the walk home from the station after a long train journey made me think I wish I didn't live there. Some of the further out places did feel like the ends of the earth with no signs of improvement. The area I've chosen literally made me smile when I got off the train and walked to the house I was viewing/now buying. Decision made!

If it has a garden you could add space with a summer house and lovely storage shed, clever deck/dining area to 'bring the outside in' etc. The cellar sounds like it has potential! Loft sound excellent for storage, I bet you can fit loads up there. Have a look on Pinterest for clever storage solutions or utility space saving. Have you drawn a scale version of the plan to see which pieces of your furniture really wont fit it?

With teenagers I'd choose location over space but with young DC I would choose space over location.

Location. Especially with teens. It doesn't matter so much with small kids as they're always by your side.

You can't change the location, you can change the way the house works for you.

We have downsized to a better location and dont regret it for a moment. It is amazing how much stuff you actually don't need and every time I do the short stroll to the park / pub / decent restaurant I am so happy we moved here. The dc can walk to the park too ( they are not little any more )
There is less house to clean and heat. It is a win win for us.

It depends. I almost sold up my spacious house in a less nice, but coming up and very convenient area for a 2 bed, 1 reception non extendable house in a very posh suburbian area but almost in the middle of nowhere. No regrets here although I would do it if it was for schools.

In your case probably location and convenience wins. If you could extend or add garden office, then this is a total winner.

I think it would depend on two factors. Ie. how small is small, and how less nice is the less-nice area.

If the small house is smaller rather than small, I would go for that. Will it fit your teenagers and you in? Garden size isn't that important for teenager, but is there enough internal space. Ie. reasonable size bedrooms, and not box rooms.

However, if the house is tiny, then consider the not so nice area. Is it actually an okay area, but just not quite as nice as the small-house area. If it is reasonable, but perhaps not quite as 'nice' then that maybe okay. If it is a lot worst, then avoid it.