Which house would you choose?

[TheVeryHungryPreggo]

House A: modern and well-thought out finish, small but neat garden, recently renovated. On top of a hill, stunning views. Parking for one car. Backs on to one of the best primary schools in London so you would never be out of catchment. A bit of a hike to the nearest stations, coming home would be a 20 minute walk uphill at this end. 2000sqft, 6 bedrooms - 4 double and 2 small singles. Slightly overpriced for the size.

House B: old and half again as large and needs some TLC, but not in need of significant work besides plumbing (new bathrooms) and wiring, the rest is paint and carpet jobs. 6 huge double bedrooms with original fireplaces in each. Large garden with pond, patio and greenhouse, end of terrace and on a corner so not really overlooked - also has parking for 3 or more cars (we only have one car btw!) Right on the edge of catchment for an excellent school - you may or may not get in - but other primary schools in the area have recently been Harris'd or had a change of leadership so there are options if a bit further away or wrong religion. Costs 150k less than House A and is closer to two stations - and on the flat!

We are torn. House A is beautiful and neat and modern and is next to a great school. We wouldn't have to touch anything, it's perfectly finished already. But House B is exciting, the exact layout we like and somewhere we could really make our own - and when we went to see it my two year old loved it and loved running around the garden. We could spend less money on it and on stamp duty and have more to do it up... DH and I really want it for ourselves! But we are supposed to be moving for primary schools and there probably isn't much point moving to a house that isn't guaranteed a good primary school close by, especially with the cost of moving.

WWYD? Either? Neither? Keep looking for one that ticks all the boxes of schools and style and space? Children are 2 and not-yet-born but due in summer... I'm also a bit of a nervous driver and worried about driving up in the hilly area, lots of narrow residential streets and sharp too-high speed bumps.

What are the other schools like near house B because you kind of contradict yourself in the OP. You say if you didn't get into the good school there are other schools nearby which have been Harris'd (don't know what that means, sorry). But then you go on to say no point moving to B if the schools aren't any good.

You need to find out if the other schools are any good and only move to B if you'd be happy with your dc going to these schools....work on the principle that they won't get into the good school which you're on the edge of the catchment for.

If those schools aren't good enough then buy house A. If you can live with the schools buy House B.

I'd opt for A because your criteria was supposed to be about schools I'm a total stickler for sticking to criteria; it is both a blessing and a curse

I'd also personally lean towards A because I am so tired of working on properties. My attitude to houses has swung full circle from never wanting a modern house to seriously considering a new house for our next purchase. It sounds blissful to just move in and everything would be perfect and finished.

Was just writing the same Donkey before my mn crashed!
Read correctly next time before you make such a rude comment!

B or keep looking.

Space for only one car might be a problem. Where would visitors park? What if you wanted a second car at some point?

Viva, the other schools are supposed to be good but their last Ofsted isn't great - poor, special measures, requires improvement etc. However I know there has been a lot of improvement in local primary schools as a few of them have been taken over in the last couple of years by the Harris academy group, which has a record of dramatically improving failing schools. Speaking to another family in the area (and from Mumsnet!), I know at least one other school nearby has had a change in leadership too and is reportedly much better for it.

There is an excellent local primary but the last 3 catchment distances were 0.32, 0.28 and 0.29 miles.... The house is 0.29 miles from this school so it may or may not make it, but it's a gamble. The school has 60 places and says they always fill 30+ of siblings and looked-after children every year.

I think we are worried about saying we will move to be near good schools, and then doing the whole moving/spending tons of money lark and only ending up with okay schools or having to walk/drive miles for schools.

I know both areas.

Forest Hill is all the rage at the moment and has a lot going for it. Esp the Horniman (love!). But IMO it is always too full of loud, slow moving traffic and too crowded.

Beckenham has a more relaxed feel and loads of big parks etc. AND a Waitrose AND an M&S.

House B sounds fab. You can do it up over time and make it your own. You can never have too much space, don't listen to the naysayers! For a growing family and visitors from Ireland (snap by the way!), then I think this option sounds perfect.

And there are loads of good primary schools around Beckenham, and of course there are plenty of private schools too. I think the better state secondary schools in that area are towards Hayes/ Bromley/ Orpington. But you've plenty of time to think about that later!

Good point about the traffic around Forest Hill, I have definitely noticed that over the last few weekends house hunting there... Went from House A to the horniman which should have taken 5 minutes, took a wrong turn and ended up taking a 20 minute detour to get back because of the traffic, ugh!

The Horniman is most brilliant place ever but I'd also say that the centre of Beckenham is very trafficky with quite narrow pavements. There are great shops though plus a cinema and loads of great restaurants. There's also Beckenham Place Park which is massseeeeve and makes you feel like you're in the middle of the countryside. I think that if I was choosing either area to live in, it would probably be Beckenham. Definitely agree with previous posters about the Langley / Hayes secondary schools. Beckenham would definitely not be in the catchment for either but as I said earlier, it's a long way off for you! There are a lot of FB sites regarding baby groups etc in the area: try Mums the Word, Beckenham and Beyond. Plus of course MN local.

Good luck! Sounds v exciting!

Hello, your dilemma sounds so similar to what we are going through at the moment as we have seen the perfect house but in the wrong catchment area for the school we want for our son. Can u research school admissions a bit more around house B as where I am hoping to buy in cheshire you get 3 preferred choices of school... Not sure what it is like in London though but it may be worth looking into local council school admission policies. It definately sounds like house B is the one, the house we love is an old one too but bags of character!! Good luck!!

B.

B, definitely B.

A good school can turn into a bad school. Also, I wouldn't pay a premium for someone else's renovation

B

I think B.

I think A might be the easier option, but after a couple of years you could well regret not going for B.

A - having lived in an old house and now in a new one. Old houses can break your heart.

Without a doubt house B.

Schools are important but your home is where your children will spend most of their time. They only go to primary for roughly 6 hours a day 195 days per year. I think young children learn just as much from their parents and home environment. If you go for house B what a fantastic experience that will be.
All those hours they are not at school, weekends, holidays, summer evenings.

All it takes is for a change of key staff and a school goes from outstanding to average. The outstanding school might not be a good fit for your child anyway. But a house that you love and can be your sanctuary, a place that soothes your soul and revives you, that is something that will bring far more to your life than sending your child to a particular primary school.

B or keep looking ,but that's based on the fact that I cannot walk up hills ! Also I would never choose a house based on school catchment areas as to me the important thing is whether the dc are happy not whether they are at the best school .

Withoutadoubt B, we used to live inbeckenham, lots of toddlerbaby groups, buses every 7 mins into bromley for shopping, BJunction station gfast into london victoria, kelsey park is amazing lots of walks ducks great playground etc, only reason we moved was for family to cambridgeshire. Spare money if you you want to go private to Bishop Challoner school (catholic but they take all denominations) we went there and miss it like mad. Everything no more really that a 30 min walk. DO IT!!!!!!!!!

BouleSheet what do you meant that old house can break your heart? (I am about to move from an old to a newer house...)

OP, house B as at primary level most schools are okay in Beckenham. Secondaries are much more of an issue, but it is very far ahead still.

B definitely, especially as it's in Beckenham.

Just live in the street to please Jackie, eating grubs and washing in the river!

Six bedrooms in 2000 sq ft sounds like the rooms are small. We have 4 beds in 2300 sq ft (ok so I turned one of them into a dressing room...). I would buy the new build only if the common living space is generous.

Am I right in saying you have 2 kids? In that case you need a 4 bed: one for each child, one for parents and one guest room. Are these two your only options, or could you perhaps look for a 4 bed with better common space?

I'd avoid old houses unless you like forking out a lot for repairs and bills. And I'd pick forest hill over beckenham too. Then again, I'd pick any place closer to central london and with better transport links.

If the hill that the FH house is on is considerably steep, I think I'd not move there. With years ahead of pushing a buggy, and walking with small children that get tired legs, I'd give it a miss.

It probably seems very tangental, no, it is very tangental, but my thought was how much your cats would like the big house with a huge garden, on a corner. Sounds like they will have a big territory in a key position!

I'd go for the big house, with a big garden.

Fingers crossed we get to see some pics, fingers crossed for you altogether! Nice decision to be making.

A might back onto the property but what's the safe walking distance as calculated by Lewisham? It's ludicrous but being literally behind might not guarantee you a place!

Also worth keeping an eye on whether any of the schools near B have taken a bulge in recent years or plan to soon. This can dramatically shrink the catchments in subsequent years when siblings apply.

Oops, A might back onto the primary, I mean.