Move or Extend? Same old dilemma

[LimpLettice]

We moved to our lovely 30's semi 3 years ago from a beautiful period property to gain an extra room. Promptly fell pregnant and now are struggling for space once again. We have a downstairs office which is essential, and a very small galley kitchen. Our garden is enormous and we do love the area. Schools, neighbours, transport. Ten mins walk from the station, 40 mins to St P.

Have had beautiful plans drawn up which essentially create a huge kitchen diner space and a bedroom suite for us plus small study. Quotes coming in at £70-£80k plus the cost of the kitchen / glazing. For context, we currently have about 35% equity, but DH is on a v good wage in a sought after industry, so the extra on the mortgage wouldn't really affect us. The improvements would add enough extra value not to kill all our equity.

On the other hand, I've got 2 under 3 and a tween about to start high school. New development being built in a nearby village in lovely green space, where we could spend roughly the same on a reasonable size 4 bed with en-suites and study, plus fittings of choice. Much smaller gardens obvs. Transport links are rubbish, but we don't need them now.

I love my period property. I do not love the idea the build. I don't love new builds. I do like the idea of not living with months of work. DH likes lovely clean new properties but has no strong feelings either way. No idea what to do!

Extend. That transport may not be a problem for you but sure will be in a couple years for your eldest! Plus you gave more positives for staying than for buying a new build.

Does that sound like a lot for extending? Home Counties. I did do a small kitchen extension years ago but it was a much smaller project and a bit of a cowboy builder. I'm majorly concerned about the disruption with the little ones, I suppose. I loathe moving though.

Crap transport links with with teen?

No. Thanks

I think that sounds a reasonable quote
For location and what you want

I would extend personally. I’m in a similar situation. Expect the location of your current place will be better than on an estate of new builds. Transport links will be useful in future. New builds don’t appreciate as much as older period properties in general as far as I’m aware. Think of the stamp duty too.
Have you looked at a garden office? Another way to get space. Has the loft been done? I don’t think the quote you have there is unreasonable at all.

Quote sounds very reasonable.

Don't underestimate the disruption though. We are reaching the end of something similar and even though we kept our old kitchen while the new one was being built - it has been disruptive not having access to the garden spring and summer.

Also it destroyed the garden.

extend. keeping good transport links & a good garden is key.

All good points! We also have a small high street 3 minutes walk and the area is definitely improving.

Yes, the garden room was a consideration but it just doesn't solve the bedroom issue. The loft hasn't been done, and it's large, but access is difficult and the previous work which added a 2 storey extension in place of the garage narrowed the upstairs hall to have 3 large doubles. We could also do with a new roof on the kitchen, and it's an awful space cooking for a larger family. The cost isn't prohibitive, but obvs don't want to spend lots more than it will add in value.

Fully expecting the garden to be wrecked! Fortunately, or not, it's been utterly neglected since youngest was born and will need lots of work anyway.

Extending sounds like the most appropriate solution based on the information you've given. The new build location sounds rubbish, so in future years you'd end up as taxi for the DC. Extending means you can design your current home EXACTLY how you want it, and the huge garden sounds like you'd still have lots of room. New builds don't tend to have large gardens, even the high end ones.

The garden was one of the major selling points here. Sun all day and not overlooked by any of our neighbours. Post extension it will still be large enough for decked area, play area, lawn and sofa space plus my fruit / veg plot.

If we do it the plan is to turn the front of the lounge into a snug / playroom, and the builder said he can enclose that early in the build so I can have some living space / field kitchen throughout. It will be hell though!

Your house sounds lovely OP I would definitely stay out!

Stay PUT

Thank you, @FeelingBored! I must say, the plans do excite me. Architect was amazing really. He's included a small laundry room where I can dry shit and hide it and a dressing area for us for more hiding shit . I'm planning on a range in the chimney breast and massive roof lantern, and we are trying to keep it sympathetic with the house in plans. You've excited me again now!

I'd extend, but I've had to become (mostly) resigned to years of mess with this house, you may not be. New builds- meh. And it sounds like you have a nice house in a nice area. But it is difficult at present to get work done, you might need to wait a year or two. I suppose planning etc. could take that long anyway?

Planning is about 12w at present. Builders so far suggesting spring. Which ties in with a new mortgage deal and pleases my broker too.

I'd extend too but those quotes sound very cheap - have you factored in VAT? And then all the extras - kitchen / bathroom? / flooring / electrics / decoration?

I think from an investment point of view, you are likely to build value into an extended period property, whereas buying a new build generally loses value initially (as you're paying a premium for brand new that you'll never recover) even though they might increase over time. IME though, new builds never quite increase at the same rate as period properties even in the same area.

Thank you, @Africa2go. 2 quotes so far extremely detailed. Includes fitting bathroom, flooring, kitchen & tiling. 2nd fix electrics, plumbing and new patio. Not supply of the kitchen itself, flooring or bathroom suite, obvs, nor final decorating or glazing.

Only had quotes where I've seen results, too.

You mentioned you have an enormous garden now, have you room for a caravan in it? so you could have somewhere to escape to with the little ones during the day while the building work is going on

Plenty of room but access might be a mission! Small alley way to the back but it definitely bears thinking about.

Agree with all who say stay put and.extend. BUT expect the quotes will rise. And also would.consider if you can be out of the house for any period while it's all happening. House sit for friends or similar
Bit will be worth it .

You have overlooked that new builds will have teeny tiny bedrooms!

Stay!!!!! It’s sounds gorgeous! Building will be a nightmare, but worth it!!! Get cracking I say!

Extend!

Unanimous! I do think the result will be amazing and will likely be cheaper for a better outcome.

We've nowhere else to go really. Sil is in a 3 bed alone in the next town over but I don't spose she'd fancy all 5 of us descending on her!

We are essentially completing a square between two extensions, which means a fair bit can be done before the kitchen has to come out but there's no avoiding the horror. DH will be begging to go back to the office. Will up the childcare for the tinies while it's on I think.

Have you got a room where you can make a temporary kitchen? Microwave, slow cooker, kettle, toaster & move the fridge freezer in the room, a wallpapering table or camping table to prepare food on or will your builders reconnect your cooker & sink every evening? Would a friend or family member do you the odd load of washing? If you have room outside I would buy a cheap but decent touring caravan to use while the worst of the dirt & noise is going on, if you keep it in good condition you
won't lose much if any money on it, you can use the caravan heating & cooker instead of a temporary kitchen inside. For around £5k you could get something that would serve it's purpose & then sell it on afterwards.