Which house would you go for?

[Ladyof]

I'm struggling between 2 houses, any thoughts?

House A - 3 bed detached on a small cul de sac with 7 other houses, no downstairs loo or utility but 30k cheaper than B so could probably extend in future. 5 mins from where we are now, an area we like. Lots of room on drive for about 3 to 4 cars. Could convert loft if needed.

House B - 4 bed detached, downstairs loo, but no utility, 30k dearer than A. 10 mins walk from A but probably more sought after estate, albeit a much bigger estate than A. Nearer the top of our budget.

We ideally wanted a 4 bed to have an office but it isn't a necessity as I just work from dining room now.

What are your thoughts? I have 2 teens. Both houses have a conservatory.

Links?

How do the walks to school? Public transport and gardens compare?

I really like the idea of a small cul de sac, sounds quieter than a big estate. But the downstairs loo and fourth bedroom might win it.

A
Work from the conservatory, it may not be long until at least one teen moves out and you find yourself in a huge empty house

Can you do the extension for the 30k difference?

B
You ideally wanted a 4 bed so I'd not be considering the 3.
I'd not want the faff of extension.
Downstairs loo handy from the get-go.
Presuming also room for cars.

I don't have any links as both are potentially private sales.

The gardens are very similar I think A is a little bigger but slightly overlooked by 2 gardens, B is smaller but not really overlooked.

Both perfect for school, on bus and train routes just one is a few minutes extra walk.

I'm not sure we could extend for 30k.

B only has drive for 2 cars one behind the other.

For me you won’t manage to create a 4th bedroom and wc for much less than 30k plus the upheaval. I would go for non overlooked smaller garden before slightly bigger but overlooked. Larger driveway is a bonus but not a deal breaker. House B for me.

How likely is it that kids will move away in a few years, or stay into early adulthood? Thar would have a bearing on my decision...we bought a 4 bed house 3 years ago when kids were eatly teens and I can see a point in the not too distant future where we're going to rattle around in it.

I'm more tempted by the smaller one as it might be quieter? But it still has scope for development in the future.

What are the room sizes like in each house?

B B B B!!! steer away from cul de sac parking other peoples visitors, kids think the road is a playground and everyone know each others business in small cul de sac.

30k wouldn’t touch the sides on an extension. In normal times might get you closer to a loft conversion,

I don’t know how long the supply and construction cost issues are going to continue but even lift conversions are costing way more than the used to because cost of timber is through the rough.

B for me.

I'd find a one behind the other drive really annoying, but depends on your driving habits I suppose, DH and I both work flexibly and its anyone's guess who will need to leave first each morning. But I'd never choose to live in a cul-de-sac, I like having people pass the house, we live on a main walking route and its nice that pretty well whenever you leave the house there's someone to say hello to.

B. No question.

Location, location, location. You can always change things about a house but not the location. If the location of B is better, it would hold value, possibly increase value and be easier to sell in the future.

B foe me, better location and got everything you need. You can probably create a utility room in the garage if there is one, or live without. Putting in another bedroom and downstairs loo will be costly and awkward abs foe 30k plus better location it's a no brainer for me

B but depends on how stretched you would be.

Could you put a home office in garden of A? Cheaper than an extension

Which one makes your heart sing?
I'd go for that one!
Practically I would say like PP adding an extension or loft conversion is going to cost 30k plus upheaval so financially cost would be the same, if B is only 5 mins away from A then I'd go for B and save myself the hassle. Although tbh the parking thing would annoy me, is there any on road parking for visitors or for when DC learn to drive?
30k added over a lifetime of a mortgage will make little difference to monthly repayments.

B - it would cost you a LOT more than 30k to extend!

B, it gives you the downstairs look and 4th bedroom as a spare/home office, plus location sounds nicer

On paper B

But also the feel of the house, where would feel like ‘home’ plays a massive part here. You cannot replicate that feeling even if every box is ticked. I have a feeling there is a reason you put the 3 bed as option A and the 4 bed as option B.

I love living in a cul de sac, but it’s not for everyone….

You won’t get a loft conversion for £30k

But which house give you the warm fuzzies?