What's worth more: Detached without garage or link-detached with single garage?.

[KentishMama]

Hi!

Were in the process of applying for planning for two new build houses. The houses will sit side by side on approx 450 sqm plots each with a shared driveway. Because of the width of the plots, we have two options:

1. 2x fully detached houses, just over 150 sqm each, 3x bedrooms upstairs and 1x decent size study downstairs. Parking in front of the house, off-road, but no garage or car port.

2. 2x link detached houses, connected by two garages in the middle (so each house has one single garage). The house would be slightly smaller, just under 140 sqm. 3x bedrooms upstairs, but the study downstairs would be pretty poky. You would struggle to market it as a 4-bedroom house. Additional parking in front of the house would be identical to option 1.

As we're planning to sell, which option would you say is the higher value?

I personally think that link-detached houses are much less attractive than detached ones. But is not having a garage a huge detractor?

Thanks!!!

Aren't there some rules about providing electric car charging points with new builds? Not sure whether they only apply to certain size developments. Might mean you have to provide garages or car ports.

Calling an office a fourth bedroom is pushing it and I would look at it increasing overall living space rather than as an extra bedroom.

For a family home I'd prefer a garage to nothing. As a developer you should go for the highest return. If you build two well thought out, good quality houses you'll be able to sell them with or without garages.
Are there any other layouts for the site which would be permitted by the planners for the streetscape but which might give more privacy and individual space for the two houses? Obviously utilities routing could add to the build costs if they aren't side by side.

If having the garages linked means there is no access to the rear garden for wheelbarrows and other small plant machinery then that would be a big disadvantage for me. So option one.

Definitely need a garage but both options are only 3 bed houses. We have 4 double beds upstairs and a same sized study downstairs - still only a 4 bed.

I would say option 1 but have the study as an integrated garage. Best for broadest appeal imo. Buyers could always convert it if they wanted to.

There is no way to avoid the shared driveway - sadly access to the plot is a little on the tight side. I wish there was a better solution, but sadly... No.

I've emailed the architectual designer chappy again and asked him to tell me if there's any other way to improve the size of the study AND keep the garage. I can't quite tell from the drawings if there's any room to increase the depth of the house by another few feet. I think it might be easy on one of them as that plot is a bit deeper, but tricky on the other one. I will keep you updated and post the new drawings when I get them.

It's so interesting that the Mumsnet jury is split down the middle on this - some absolutely NEED a garage, others care more about the actual living space. Great to hear different views!!!

Can you have one of each? So the bigger plot gets a garage, and then you appeal to all markets?

With a garage most definitely. We have a house without a garage and it is a total pain for storing outdoors stuff. We put a shed up but will be building a garage next year as we need the space.

Any chance you can have 2 detached houses, each with an integral garage? As a 3 bed, I wouldn't be too worried about a study. I'd prefer 3 good sized bedrooms and flexible living space downstairs. My dc has a 3 bed detached with ensuite but it's tiny whilst another friends dc has a massive 3 bed semi with downstairs loo and plenty of space. I know which I'd prefer.