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!

@Mrstreehouse

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.

Because it's not all about character. Practicality has to be taken into account.

Don't live next to a pub. Bitter experience.

House 1 OP.
My parents bought their dream house opposite a pub and hated it.
It also put buyers off - just as you are worrying about it - when they eventually got fed up enough to want to sell.

I have quite specific requirements about aesthetics when it comes to.houses, but I would.choose house 1 in a heartbeat over one next to a pub with a planned development of 9 homes!!

I agree. I prefer older houses, and my favourite would be a Georgian country rectory, but no2 doesn’t have what I would look for in a home, particularly for a family.

No 1 has a ridiculous number of bathrooms and toilets. If you need an additional workspace for your DH I would convert the en-suite in the back bed and half the store into a small office space.

Or convert the garage.

No 1

No 2 looks claustrophobic. Sloping ceilings and small rooms.
I would hate the risk of the river. Both flooding and water safety for the dc.

Building site could go on for years.

Pub noise would mean your garden never felt quiet and private.

If you don't buy the barn who will?

It Absolutly pains me that some
People Buy new build houses, and then decorate them with styles that are really dated. Like 2016 was only 5 years ago, but the first house with its textured ceiling, clashing colours, dark kitchen and those pink checkerboard style slabs in the garden, make it looks like it's from
The late 90s early 00's

Paving is easy to lift though and textured ceilings can be smoothed over. Not too much to do in house 1.

Best of luck with your offer Llandrillo. Think you've made the right choice. The layout of no. 2 is very awkward, the proximity of the pub and the flooding risk all make it a no. Plus the risk of further development and being on road would be a worry.

We've just been though the buying process. It was really difficult deciding and we had offers accepted on a couple of 'heart' houses. Reflecting overnight on each decision, we then withdrew them. One because of its proximity to a river and the issues that might bring, the other because it was near a busy road. After that we decided to go firmly with our heads, made an offer on a house that was much more sensible (quite similar to your no. 1). We're about to complete and we are so happy with the decision we made. No regrets.

If there's a house with character and no red flags, then perfect, but with the concerns you had, you'd have been like us: waking in the night thinking 'what have we done, what if..., what about...'.

We live in a big fugly house. So, so ugly on the outside. Here's the thing - you don't see it from inside. The views more than make up for it. House 1 looks like it has lovely views.

No to house 2 for all the reasons listed previous posters.

Just agreed an offer £15k below asking :)

First one. Hate to live next to a pub or in a flooding area. the first one is cheaper and the layout is better. The spare cash can be used to do it up and turn it into exactly what you want e.g. the open plan kitchen.

@Llandrillohouses for house 1? Yay congrats. think you made the right choice. and i love the garden it's so pretty

Access to the upstairs bathroom through the large bedroom wipes out house two for me. It’s a lovely house apart from that glaring error!

No2 is the fantasy house. But reality is rarely as good as fantasy.

When buying our current house the no1 thing on our list was that it was closer to the top of a hill than the bottom with no risk of flooding now or in 20 years time.

Its my biggest fear in terms of future proofing our future both emotionally and financially.

The layout for the second house isn't practical for day to day living. Little things would start to niggle after a while even if you learn to live with it.

And the second one has money pit written on it, even if you like the decor more than the first. Maintaining such an old building will always give you stresses and worries. You need to be prepared for that long term.

The kitchen in the first house is the only real draw back. I think there does need to be a rethink about that and the conservatory. That kitchen island doesn't work in that kitchen. (and i like islands).

But its a job thats doable and pretty standard.

Otherwise the layout is really practical and livable.

When we bought this house id fallen in love with others before bit ultimately im glad we got this one as day to day the layout made it livable and we can make the most of it.

So 1 every time for me. 2 is a holiday cottage or a lottery win where things dont matter.

Thank you all, you have all been so helpful. So excited to move!

The first one looks quite a bit more spacious and light than the second. It doesn't look significantly worse interior wise than the second. Okay the outside of the second is more characterful but is the interior as nice? What a the comparison of square footage?

But I'd be really careful about flood risk. And living next to a housing development.

House 2 without a doubt, even if it has potential issues.

If you can’t make 2 work I would wait, 1 is really lacking in charm

I reckon you'd get away with the kitchen in House 1 by just changing the work surfaces for something very pale and the fridge/freezer for a white one.

Decor is horrific throughout, but clean and tidy so can just be changed as you go.

I wouldn't touch a house that had any real chance of flooding. No matter how pretty it is. Floods destroy livelihoods.

The first one has the most sunning view and I like the space of it.

I think I'd pick the first. Gorgeous as the second one is, all that eaves affected space upstairs would really irritate me. Nowhere to put tall wardrobes or bookcases. DH would be stooping. And lots of dead space in that wide corridor. You'll be living on a building site for years while they put up the newbuilds behind you - constant nboise if your DH is working from home. Also check flood risk. We have family members who live ear a river - similar 'raised' level to yours and they have been flooded really badly several times and now can't get insurance against it. Also - next to a pub could be exhausting. Noise late at night and then building site noise all day long.

First house needs updating but you could restructure the back of the house. Put utility in the dark middle, have a kitchen on the right at the back overlooking garden, flowing into dining open plan living L shaped area where conservatory and back of current living area is. Then add a wall to create a smaller study room at the front of the house for your DH. For now, he can use the insulated summer house. Our neighbour has worked for years from home in one of those. He loves it.

Your language in writing this says it all. Go with your heart.