Which flat would you go for...and how much would you offer? Glasgow

[pickletime]

We are considering relocating from London to Glasgow. Top of budget would be £400k, we're not in a chain.

I really like the west end (doesn't everyone!) and we could afford something there - I think. But the 'offers over' system scares me a bit! Places going for way way over the home report price etc.

Plus Glasgow doesn't seem to be slowing in the same way as the market round here is. And also...Brexit.

So eg: out of these two, which would you go for and would £400k be doable?

traditional west end tenement

bigger but a little bit further out

I would really love a tenement but I hear a lot of stories about how they're a nightmare to heat etc. The Anniesland flat is huge but I prefer Hyndland as an area.

The Nithsdale Rd one is lovely Prosecco...but dh won't consider southside!

In terms of area, I quite like studenty and busy tbh but I know what you mean. I don't really want to be living below a big HMO.

I think Kelvin Court can be a bit twee Lots of Well off retirees Flats themselves are fab but I would prefer Hyndland

I think Factor fees are pretty high in KC,probably because they haye lifts

Do you mind me asking why he won't consider the south side, OP?

It's a very vibrant & desirable area now & the ugly Shawlands arcade is being redeveloped. Good shopping/amenities in Silverburn & Braehead. Plus much better value.

I've lived in both the West End & Southside & prefer the latter.

Maybe arrange a sneaky viewing of a Southside property & lunch date nearby?

Hyndland. No question.

Hyndland definately. The road in front of Anniesland would be too busy for my liking.

The Hyndland one is lovely. But I'd advise viewing in the evening when the temperature has dropped, so you can get a feel of how warm/cold it might be. I rented a flat on Queenborough Gardens a few years ago and while it was lovely in the summer, it was absolutely freezing in the winter. Baltic. We used to make jokes about Derek Acorah and cold spots whenever anyone went near the bay window but it really was cold!

I would definitely want to view the Kelvin Court one but I've always been fascinated by that building and I love a bit of modernism! You're really not that far from Byres Road there either.

Another for Hyndland. Is it double glazed? I can’t tell and that would be the only major fault. Ground floor wouldn’t bother me, it’s elevated. I’ve only ever lived in ground floor flats in Glasgow. It’ll hold its value better than anywhere in Glasgow.

The Downhill one looks like an ex student rental so there could be hidden problems.

Hyndland one definitely the better option. The Anniesland Flats are on the busy Great Western Road although they're set back. They're lovely but the location isn't as attractive as being in the heart of Hyndland with cafes and delis on your doorstep.

I've been house-hunting, but not on anything like your budget. I'd guess that the Home Report value on a property of offers over £349 could be up to £380k . Many properties in the West End have been going for between 5-10% over the Home Report value so it wouldn't surprise me if that flat went for £400k+.

Good luck with your move!

As TakeaChanseysaid, check if the Hyndland windows are double glazed because if you wanted to replace them it would cost you a fortune.

It’s about £1000 per window I think. So about £15-20k for the Hyndland flat. You’d get some of that back when you sell it .

I used to live in a large tenement on the second floor ... I loved it and it was so cheap to heat because of all the free heat rising from the flats downstairs. Avoid ground floor and you should be ok.
Hyndland over Anniesland (although I love the art deco look) for parking. Worth checking out Pollockshaws/ Pollokshiekds and Shawlands too though (South side)... nice areas and probs better parking.
Also Dowanhill and near Botanic Gardens ( west End)
Happy hunting !

As an example of how location matters, I came across this on Right Move recently.

www.rightmove.co.uk/property-for-sale/property-74927096.html

Stunning, good transport links. Slight downside in that your neighbour is Ibrox football stadium.

Oh I loved that house in Ibrox and got the Home Report. It was just at the start of us looking over the Summer. I think it had a few 3s on the Home Report and there was just no getting away from the fact that Ibrox is on your doorstep. An absolute no no in my book but what a lovely house!

OP, kept an eye out for property coming up in Strathbungo or Waverley park in the Southside. There are some stunning conversions around Marywood/Queens Square - with Queens Park a 1 minute walk along with great pubs, bars & restaurants literally on your doorstep.

There's nothing on the market for buying or rental just now - but it's a fantastic area. It's where I'd go if I had 400K to spend in Glasgow - I've lived in the West End & Southside so am the voice of experience!

Neither

I know both areas and think the prices are ridiculous. Not far from Anniesland, you can get a four bed house for £170,000. You're only adding an extra 10 minutes to your commute and its much easier to get into your preferred school up here in Scotland than in England so you can still try to get them into a good school.

Hyndland is awesome.

Just coming on here to add that I laughed in passing at Dowanhill being cheaper than Hyndland - this is most certainly NOT the case - there are more and less expensive streets in both, but the reason the Highburgh Road flat is much cheaper will be that is that it’s a much busier through road - constant passing traffic, with less parking and also right next to an extremely busy set of crossroads with traffic lights. It’s also right on the edge of Dowanhill, closer to Hillhead and Patrick which are significantly cheaper. Also has a large (but very good) school opposite.

Also agree that there’s a pretty good chance that the Hyndland flat could go for significantly over £400,000 (I’d guess is the home report valuation is around 380-400,000 given the offers over price) - good ŵest end property almost invariably exceeds the home report by a good few percent (not sure what the going rate is at the moment but we sold our large duplex for 15% over HR not very long ago, and the west end shows no sign of Brexit fear yet...)

Ahhh, I saw that Ibrox house and loved it but, yes, definitely no getting away from the location! Same round Mount Florida, really.

sunshine I don't have school-age children so I'm not bothered about that side of things.

Some great advice here, thank you. I'm not adverse to the southside but dh will need more persuading (he's a west end boy originally). Still, I agree you can get a lot more for your money so I think the next time we go up the road we'll definitely take a look.

I don't mind busy, really - I live on a main road now and it doesn't bother me. I like the feeling of being in the middle of things. Double glazing is important though

I’m within a mile of Ibrox and still need to check match tones so I don’t get stuck in traffic.

Hopefully you can persuade your husband that outside the west end isn’t all doom and gloom!

I’d go Hyndland or Dowanhill. If you do decide to look at south side look at some flats in Strathbungo, they are lovely!

I viewed a 1 bed flat up for rent in Strathbungo a few years ago. Lovely original features but single glazing and it was freezing in July! It’s a fab area though, loads of nice cafes and bars, couple of stops to central on the train.

I live in an old not pretty tenement now. It’s ground floor but can’t say it’s cold, even with the 1980s double glazing.

OK, Southside - what is this area like?

It’s slightly out of the very nicest bit of the south side but a lot is changing there. The layout looks a bit odd, why is the en-suite off the smallest bedroom? Looks like a distinct lack of radiators too!

There used to be the old Victoria Infirmary hospital nearby and it had a geriatrics unit on Mansionhouse Rd. It has been demolished and fancy flats have been built.

www.cala.co.uk/homes-for-sale/west-of-scotland/21-mansionhouse-road

Would you consider renting? Changes to Scottish rental laws mean there’s now no minimum term.