Big flat or small house?

[Alexalee]

My dd has a choice to make
1100ft2 3 bed flat in a period house, high ceilings and nice features, private section of garden, no direct access ( it's about 1 minute walk away)
750ft2 3 bed 1950s terrace house, decent garden
Which would you go for?

The house would be too small for a family

The flat may be bigger, but realistically it's only 2 bedrooms and has a very convoluted layout.

I would say a family would find it easier living in the house. It may be smaller than the flat, but it has 3 bedrooms, opens onto outside space and seems to have a much better layout.

The flat looks like it's a big living room taking the bulk of the floorspace. Kitchen looks narrow and, yes, it's not really a 3rd bed.

I agree. A bedroom needs its own entrance, not to go through another bedroom, unless it's for a nursery. The galley kitchen does look small and overall the layout of the house is much better proportioned and practical.

I thought square footage trumped everything after location

It's not about how much space you have, it's about how usable the space is.

I have been in the leasehold trap and took me 5 years to sell. Avoid it at all costs. Go for the house.

The layout of the house looks much better.

The flat's kitchen isn't great and it's really a two bed. The proportions of the house are much better, both in terms of reception space and bedrooms.

Looking at the floor plans, the house looks more practical. She could rent out one of the bedrooms if she needed to and keep the third one as a spare.

The third bedroom in the flat is not a practical independent bedroom, great walk in wardrobe or could make it an en-suite but effectively means it’s a two bed flat.

The layout of the kitchen opening onto a patio in the house means she can pop outside and entertain in the garden more easily.

The plans don’t show which way the garden face. If it’s South facing or West facing, will be lovely in the evenings after work to sit outside without having to schlep. If East facing means she could have breakfast in her pjs outside!

From a resale perspective suspect a house might have more interest.

Even if the attic can’t be converted, it might be possible to use for shortage.

I bought a smaller house instead of a larger flat, I'm so glad I did. I have my own drive, garden, washing line, bins and front door. I'd go with a house every time.

On all the information so far I’d say house. Do either have parking? That might be a factor.

Changed my mind now I’ve seen the floor plans.

I think the house has a better layout and a more social kitchen diner living space.

Also the flat is 2 beds plus a study or walk in wardrobe. That room off a bedroom is not a bedroom.

I’d go for the house - own entrance, direct access to the garden and you own it all.

I’d avoid leasehold flats as far as possible. The fact there is a freeholder living on site would concern me too - would make me feel like I’d have to be on best behaviour. Works in the past are not an indication of works to come - if anything, if repairs and maintenance have been reasonable so far, it could be because a big repair/maintenance job is building up. I’d be happier if large outlays (eg roof work) had recently been done as it would be unlikely to be needed again any time soon.

Plus it’s not a three bed - it’s large two bed flat with a walk-in wardrobe to the main bedroom.

I think the fact they are the same price is also an interesting point to consider. I would expect the flat to be cheaper because the size of the third bedroom, means it's effectively a 2 bedroom flat. I think a lot of people looking to buy it off your daughter in the future, will discount it if they want 3 bedrooms.

I would always choose the house because I hate the boxed in feeling of flats - neighbours above, below and to the sides of you, no direct access to outside which is a pain in the arse for take away deliveries and postmen, having to climb stairs/use a lift to bring stuff in from the car, no outside space of your own etc. I just generally like the feeling of having my own bit of land with everything on it being mine, rather than just a box within someone else's bit of land that other's have access to, if that makes sense.

But it's up to her really. If she really values all of that extra space then she should choose the flat.

Just seen the floor plans - the house makes much better use of the space and looks like it would feel bigger. Also the flat has a very odd layout which would get on my nerves, and the 3rd bedroom isn't a bedroom if it leads off another bedroom so it's not really usable, unless she just keeps it as a study.

I'd definitely go for the house

The house without a doubt.
I think that flat could be hard to sell on.

Interesting that the house has a kitchen dinner across the back. That's what modern houses are built like. The trend for seperate dining rooms or lounge dinners seems to have come and gone.

I would initially have said the flat but now seeing the floor plans I would definitely go with the house

Thanks guys. I think she has her heart set on the flat as she loves the high ceilings and big rooms.
I am concerned about the sell on aspect as it is priced the same as houses and from the opinions on here it seems 80% would buy the house
I think the flat thing is something she needs to get out of her system, I am thinking of advising her to rent a big period flat for 6 months to see if it's what she really wants... she will likely see this as a waste of money, I see it more as a try before you buy. Is this a good idea?

Yes, it probably is.
The situation with the management of the flats would cause me to run a mile. DH and I are directors in a couple of different developments, all using Managing Agents. Managing flat conversions or developments properly needs a lot knowledge and long term planning , especially the type DD is considering. I would be concerned that one leaseholder does everything and passes costs on, does he get quotes. How is the building insured. What happens if someone won't pay? What happens if DD wants something doing he doesn't think is necessary ? What happens if he moves or sells? I would be getting a copy if the lease and getting a good solicitor to go through it with a fine toothcomb. And then I would probably choose the house.

Sorry
The house may have smaller square footage but the space is usable. The flat is really 2 bedrooms with a walk in wardrobe or large storage cupboard. The layout is clumsy.

Also remind her that she'll be paying a lot of money to heat those high ceilings every year.

Yes, very good idea as long as it is a very similar conversion that she rents in the same area if possible.

House! The layout and garden access seem much better.
There might be little things to being in a flat as well - stipulations that crop up as ‘rules for the building’. Not always great.

I would have said house before the floorplans but having seen them I would definitely say the house. I get the lure of the lovely big rooms but has your daughter thought about how she would use them? If she wants to have friends over for dinner etc she’d be in a separate room cooking whereas the house has a much more social open plan kitchen-diner and she can also throw open the doors in summer for parties / barbecues. All of that is more limited in the flat. Also, given she is looking for a 5-year place and not an indefinite place, she does need to have an eye to resale rather than what she loves otherwise she’ll find herself stuck there beyond her planned selling date; I would have thought that in zone 6 SE London (as a SE Londoner myself) a classic house with 3 proper beds, perfectly set up for a young family with open plan back room, as opposed to what is really a good 2-bed flat that is quite distinctive (layout, period conversion), would be far more likely to appeal to a broader base of buyers.

House. It’s more saleable when she decides to move on. Most people want direct access to outside, especially families with kids. She could end up stuck in the flat or have to take a loss to get rid of it.

Now I've seen the floorplans i would say house. The kitchen in the flat is very narrow and there's no proper 3rd bedroom.

With the house, the 3rd bedroom is tiny but could be a study or storage space. The Kitchen-diner is a really good size and there is direct access to outside.