Which house should we choose?

[Llandrillohouses]

NC for this but a regular.

We viewed two houses today in the same village and struggling to decide between. Important background is that we are almost ready with our sale as we pulled out of a purchase due to the survey so don't know how long our buyers will happily wait.

www.rightmove.co.uk/properties/109363166

Built in 2016 and very practical. Lots of storage, sockets, excellent heating system etc. Current occupants' decor is not to our taste (textured ceilings) and we would want to redecorate every room really.

The kitchen is very dark as in the middle of the house with very little natural light. One way to deal with this would be to knock down wall between kitchen and sitting room (just a stud wall). Split sitting room in half with stud wall to make a smaller, cosier sitting room and then have a big kitchen diner. Could put window in to bring in more light as well. Have attached crude drawing to explain plan.

Garden needs work to make child friendly. Would want to rip up the fake grass and the paved sections between the house and summer house and return to turf. Behind the summer house can remain as is.

Struggle a little to think about where DH will work (he works permanently from home).

Is in an area of the village where flooding is not an issue. Is comfortably affordable (we hope we may be able to knock some off as well). Has no chain and sellers say they are happy to move quickly.

www.rightmove.co.uk/properties/106995371

Absolutely stunning house and needs no work (long term would put in a new kitchen but far from urgent). Pictures don't do justice to garden which is huge and lovely. Sound of the river is amazing.

Has a dedicated study which is a massive bonus for DH. The windows and light in the house is incredible.

House is by the river and no flood information available on Natural Resources Wales. The house is raised up from the river and looking at what is online from when the village flooded in 2000 it appears it was the lower side of the river which was the issue.

House is next to a pub, is a family friendly, restaurant style pub but could still be noisy.

Land behind the house has been bought by a developer and has permission for 9 houses. Separated from us by a barn which is available to buy.

Is absolute top end of budget. Crucially sellers want to downsize in the same village and don't appear to be in a rush.

The first house is probably the head choice but the second feels like a once in a lifetime opportunity house. Thoughts very welcome!

House 1. It looks larger, the bedrooms are better sized, and the garden is nicer.

The second house is appealing but I think those bedrooms would drive me mad and I’m not keen on being that close to a river.

House is is quirky, but you'd be sandwiched between a pub, a building site and a river.

If it floods it'll wipe tens of thousands off the value, if not hundreds.

Thinks with your head not your heart.

I would choose house 2. It's probably bad advice but so I can't recommend you do it, but I would always choose house 2. It's so pretty.

House 1 - imagine it with your own furniture in it. Actually I think the kitchen is fine - dressed with more modern stuff it would have a completely different vibe. Like you have said the garden needs to be made more natural with less hard landscaping, and personally - having had experience of a conservatory - I would consider getting rid of that. Good luck with your offer today!

There's a lovely view in front of House 1.
Is there any chance something will be built on that land ?

What way are the back gardens facing ?
Having sun in the back garden is a clincher for me.

The new builds would ruin hose 2 for me. I’d always be worried about flooding and the pub might be nice now but if it ever changed ownership it could be a nightmare.

In the first house, you mentioned that the kitchen is dark. If you had lighter units, they would make a lot of difference.

I also would prefer the house away from the river. House 2 looks cramped to me too. Also house 1 seems more willing to move quickly.

Although the second one has far more character etc I would go for the first one as that too is still very nice. I'd change the colour schemes but it's nice and spacious with a lovely garden and the rooms look to be better sizes. Both though would be lovely houses to live in though.

I would go number 1. I love the character properties and number 2 has plenty but the pub, river, building site next door would put me off.

Sounds like you're making the choice I'd make too. I would be worried about heating house 2.

1st one for me for a few reasons.

1. I really wouldn't chance it being next to a river with the potential to flood. The floods are getting worse each year according to the news etc so why risk it.
2. you could not pay me enough to live next to a pub again. Was great in my 20s and child free, now I and my kids need sleep
3. with the first nothing is urgent you can live with the decor and then can make it 100% yours over time.

@Llandrillohouses If it were me, I'd sell and rent. Give myself six months to stalk the market - get in with the local agents. Be in a stronger position with no chain.
Not great to buy under pressure. Sounds like either house would be a compromise.

It's not me though, but just a thought.

First House. The second one only has 3 bedrooms, anyhow, so one of the bedrooms in the first can be a study. The second one also lacks the character that the exterior suggests.

I ignore the decor in the first. It's clean and neat and easy to fix.

Offer is in on the first house so waiting nervously now!

First house. You can't change the pub or the river. You can always change the decor.

House 2 is lovely, but what you gain in loveliness you lose in practicality: you have to go through other rooms to get anywhere in the ground floor.

What stage is your family life at and how would that suit you?

🤞

Have looked at the video for house 1 and it looks a lovely house.

You could live with it whilst you decided. You could take out the downstairs bathroom as a pp suggested and extend the kitchen. The conservatory could become a garden room. You could add wardrobes to some bedrooms and use the space there for an office, or have a summerhouse, or convert the garage. Plus updating the decor (I can't believe that the house is so modern looking at the inside), would all add value or increase desirability.

The limited head height of the other, the small size of the upstairs, the river, new builds and the risk of the barn being developed would put me off. There's not much you could add to that.

@Llandrillohouses Have actually looked at the property details - think number 1 is the better house. Bedrooms all a good size and no sloping ceilings which is a pita for storage/furniture. And the bathrooms all look quite well done. Lovely outlook at the front.
Not keen on 2 at all.

Good luck 🤞

Name changed OP?

Hope you get the house!

If you go to streetview house 2 has a 'for sale' outside in 2016 which maybe indicates that its short term or the owners are serial marketeers.

Can’t believe anyone would choose house 1 over 2. House 2 is so full of character and not a modern boring house with no features like the first. We live near a river and it’s lovely. You can find out if it’s flooded or if that’s a risk very easily, I think sellers have to declare in now anyway. House 2 is charming, while house 1 is just soulless.

Apologies name change fail!

That is interesting Timperley. The sellers have lived there for over a decade.

We have young DC marianne so practicality is important to us. The garden being so exposed in house 2 was also a concern as I wouldn't be able to send the DC out and not worry too much.

First one, no question for me. I only looked at the first picture on the second one before I discounted it. Sloping ceilings, looks cold and dingy and tiny from the outside. Maintenance costs, plus insurance due to the river, the fact that it's next to a pub and is going to be next to a building site means it'd be an absolute no from me.

The first house is much more appealing, if a little dated, but that wouldn't bother me.

The garden issue with a child would rule out house 2 for me completely.