Help me decide between two properties!

[Redbirdy27]

So we have been looking at properties for over a year and struggling to find the perfect house (it doesn't exist!). We are moving counties for a better lifestyle and to be near family. Kids (primary school age) will need to move schools but they are on board with this and we've found a village school near our chosen area with places.

We lost a buyer last year but have now sold our house and need to decide between two shortlisted properties. Our buyer will not wait much longer so we need to choose between:

House A - a converted attached barn on the edge of a farm. Quite rural, no amenities in immediate vicinity. 5 mins to nearest village. It's huge but there are low ceilings (DH is 6ft2) in many rooms and lots of beams - he has to duck to enter the kitchen! No windows in any bathrooms and poor ventilation in kitchen (no extractor or means of having one) - only one small kitchen window. The house has loads of character and is quirky with great period features but is listed and unlikely we could alter it in any way. We've been wooed by its charm and character and the possibility of owning something special but it's not necessarily practical - the kitchen/diner are separate and access to (north facing) garden is only via lounge (carpeted). Some rooms quite dark as small windows and north facing garden. It's been on the market for over a year and despite the value it offers relative to its space they haven't been able to sell it as it overlooks the farm sheds - worried we wouldn't be able to sell it either in the future (or is it just because of Brexit affecting the market at the moment). We can afford this house but it's at the top of our budget.

House 2 - a detached one-off new build with private driveway. South facing garden overlooking fields. Fantastic huge kitchen diner with brand new kitchen and nice finish. Some rooms lack character at the moment as everything is all shiny and new. This house is half the overall size of house 1. Chalet style with sloping ceilings upstairs. Bright house as south facing garden and bi-folds. Situated directly on an A road (more like a B road) in a village with a local shop (about half a mile away). Local school is outstanding and highly sought after for future resale (although our kids will not get in - they are full). We can afford this house comfortably but it lacks a reception room compared to house 1.

Really struggling to decide but need to make a decision soon! They are so different. House 1 is more practical but smaller and on a main road. House 2 is more isolated, much bigger but adjacent to a potentially noisy and unattractive farm!

I think it depends on situation as well as where it faces. My garden faces north and I get the sum at the far end seating area until mid day, by late afternoon it is on the patio near the house - good for eating out.

Agree with a PP, you obviously prefer house 2. Your description is full of positives. Whereas your description of house 1 focuses on the negatives.
Personally I wouldn't buy a listed house. Our last house was listed and it can be such a drag trying to get permissions or even clarity on what's acceptable.

I'd go for house number 2...farm noise and smells can be a bit much and very early noise too also when the kids are older you'll be constantly driving them around. Number 2 may be near a busier road but we've moved to a busy A road and don't even notice the traffic noise, everything's on our door step and the kids can jump on a bus.
Personally couldn't stand to walk around ducking all the time either. Good luck with your move! Oh and rent if you cant decide so you don't lose your buyer, at least you'll be in a great position when the right house comes along 👍

Village option means amenities and community. Invest spare cash

Thanks MNers - some useful pointers to think about. We haven't owned a listed building before and although the conversion is fairly recent and it's quite modern inside the potential maintenance costs are a bit off-putting. As are the restrictions around making any changes. We had a victorian house before and it was such a money pit and very wonky!

BlueUggs - you are right about the garden, I've had a north facing gardening hardly used it. We have south now and it's wonderful - I think it'd miss the sun if we had a NFG.

Renting not really an option as we'd have to pay mortgage penalty if we don't port.

Think we will view both properties again and make a decision from there.

House 2 sounds so much better. Lower bills too as new builds have good insulation. Add another room eventually.

House 2
You could use the 4th bedroom as a playroom/den for the kids if you’re worried about a separate reception room.
You’ll probably also find that you use the kitchen diner as a living room so the living room would also be a separate area for you or kids.
Low maintenance every time .

You'd have to hope to get on well with the farm owners too. Like any neighbours I guess except with more power to negatively affect you!

My DH would never live in a house where he kept banging his head - I love character but would always choose village life over a farm and a modern house for convenience- you can add charm, just look at all those Pinterest posts.

My vote goes to B.

I pulled out of a purchase to buy a smaller (footprint) cheaper house which ticked hardly any of our boxes due to the potential cost of maintenance (higher mortgage payments plus maintenance was going to be tight).
I love our current house, even though it doesn’t have what we thought we wanted, it is more practical, and I wouldn’t swap it for the other, even though it did tick all the boxes.

And you don’t have to stay if you don’t like it. If the new build will sell on more easily, that’s what you need if your dream house becomes available

Hmm. I grew up in a house like 1, and my parents still live there. One of the doorways comes up to my chin, and I can honestly say I don't even notice ducking under it. It's just a reflex.

I could never personally chose a 2 over a 1! But you sound excited about 2 - that comes across clearly.

My Dh, who is only just 6' tall won't even spend a week in a holiday cottage with low ceiling, let alone live in one.

If you had never seen House 1 would you have been happy with House 2? Is it nicer than our current home?

Best thing to do is view them both again, take a note pad and pen (each), and write down the pros and cons of them both, whilst viewing them. It's easier to do whilst walking around the property / or immediately after, than when you get home. Then compare notes with your DH.

Consider things like; commute, surroundings, house value, maintenance / upkeep costs, heating / efficiency, schools, location, how do you think you would live in each property.

Homes can be extended, modified, painted, and filled with things to make them more homely. However you can never change the location or your neighbors.

Duvetday2day - good idea, I will definitely do that.

TwigTheWonderKid - That's funny about your DH! Yes, house 2 is nicer than our current house, we'd definitely be gaining a lot of things..just not quite as much space as we'd have liked but there really isn't anything else around.

I think it's probably right that it might be easier to sell on if we feel we made a mistake or if it doesn't suit us in the long term.

Sell and rent, and continue to look?