Spacious and expensive house but bad layout, how can I rejig at minimal cost?

[JemimaDucki]

A house has come up in the area we are looking to move to. It is at the top top end of our budget and we cannot afford much more for renovation, maybe 15-20k max. Quick search reveals that the house is about 20 years old so shouldn't have any structural issue. This house ticked the boxes for what we want for house space, outdoor space, cul-de-sac location, schools, etc. But, it doesn't make me feel like I want to live there (admittedly I haven't viewed yet, maybe an actual viewing will change my mind). There are a few issues here:

1. the 1st floor has awkward layout, 2 rooms are long and narrow, 2 rooms are single. So out of the 6 rooms, only 2 are proper double. For a house in this price bracket I am expecting it to have more than 2 doubles. Also i particularly dislike narrow layout. I am also guessing it will be quite dark there as it all walls and doors. My question is is there any way to re configure the layout (cheaply) to have more double room, even if that means end up having only 5 rooms.
2. how can I let more light come into the 1st floor?
3. the kitchen diner living space is huge, 10+m x 5.5m. But looking at the photo, it doesn't give the feeling of spaciousness, in fact, it looks very crammed. This kitchen and the 3 ensuites upstairs are I assume recent upgrade, the kitchen has new gadget, quartz worktop, pop up extractor fan etc so it will be silly to rip it off. I am guessing the price tag include these renovation as its immediate neighbour sold for 750k early this year. So the question is, again, how can I partition this space to have comfortable kitchen, living and dining areas?
4. how to decorate this kitchen diner living space so it doesn't look so soulless, I can think of whitewashing the floor but nothing else comes to mind.

The price is at the top end of the market for this town, maybe slightly overpriced even, it has all the space but it is somehow lacking in character. (first world problem, I know but please don't shoot me)

I live about 2 hour from this house and am looking to move to this house to be nearer family. I will only view take the hassle to view if I have a plan of how to make it work.
Thanks for reading. Suggestions welcomed!
www.rightmove.co.uk/properties/113751593?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

You need to have a viewing to make a decision. Looks like two en suites have been crammed in fir some reason, you have to weigh up if it's best to get rid and have a big bedroom or if their value outweighs that (financially but mainly family
Value)
If you don't already live in a big home like this, consider the cleaning, my house is large, not that large (13 rooms total) and the cleaning is a nightmare. I have a cleaner every 2 weeks but still it's a pain (I'd never tell my MIL that of course lol who suggested our children should share a room (G&B!) even though she herself brought her own family up in a massive
House)

Spending near to the top of your budget on a house that you don't love is madness IMHO.

The other 'single' has an enormous egg chair by the side of the bed.

Again thats about existing furniture and lack of imagination when buying, not house layout.

I think you just need to view it. If it feels right and the pros outweigh the cons you will know it's the house for you.

I think Rightmove sometimes allows one to overthink a property and will sometimes stop you viewing a property that could be perfect for you.

Honestly the layout is poor. Quite frankly it is verging on horrendous.

I have no idea why people think just because a house has a good overall sqft that it cant be badly proportioned.

And the decoration is equally not good.

There are much nicer properties around Rugby for that price range, beautiful characterful Georgian properties or Victorian Villas or Farmhouse style properties. Just wait it out OP.

@LemonSwan

Honestly the layout is poor. Quite frankly it is verging on horrendous.

I have no idea why people think just because a house has a good overall sqft that it cant be badly proportioned.

And the decoration is equally not good.

There are much nicer properties around Rugby for that price range, beautiful characterful Georgian properties or Victorian Villas or Farmhouse style properties. Just wait it out OP.

Just knock it down then.

Have you linked to the wrong house? There are clearly 5 double bedrooms there, why are you pretending there are only 2?

Just knock it down then.

Haha well thats quite extreme. I am sure someone enjoys this style of house.

I dont think I would even mind the layout if it was say an old characterful house which had come about through awkward additions.

But for a new build in Hillmorton! We have plenty of lovely 5 bed characterful housing stock around here from 650/750+

I think people are missing the context. Thats a hell of a lot of house in the South.

In Midlands, In Rugby, In Hillmorton. Its Oh dear.

I think it’s probably overpriced.

I’d take out the en suite in the long thin bedroom and make the adjoining one a jack and Jill for the two bedrooms to share. Then the thin entrance bit can be a dressing area or a study space and lead to a more spacious sleeping space.

Downstairs I’d change the kitchen doors, and take out the tv wall unit. I’d make the space focus on cooking and dinning and not try to shoehorn a living area in - perhaps just a sofa so family can sit and chat while someone is cooking. Then the living space at the front becomes a dedicated tv snug for the adults and the separate dinning room can become a kids space.

@LemonSwan

Just knock it down then.

Haha well thats quite extreme. I am sure someone enjoys this style of house.

I dont think I would even mind the layout if it was say an old characterful house which had come about through awkward additions.

But for a new build in Hillmorton! We have plenty of lovely 5 bed characterful housing stock around here from 650/750+

I think people are missing the context. Thats a hell of a lot of house in the South.

In Midlands, In Rugby, In Hillmorton. Its Oh dear.

It's a lot of house anywhere. For the location you either and that much money if you don't like it, you have the ability to get something else. Including building your own.

Or you can just get on with it and suffer in a poorly laid out 6 bedroom detached house with enormous 'crammed' kitchen, triple garage, games room and separate home office. Oh the hardship.

It seems to me the main problem is really poor judgement of whoever designed it. They obviously had plenty of money to invest, but a lot of things don't work... that glossy kitchen and the huge TV screen don't suit the traditional-style garden doors. You end up with a table sort of plonked down and a 3 piece suite crammed in. I really wouldn't want a screen that big in the kitchen, I'd want that space to be somewhere to play and do homework, eat and converse. Can you find out if the huge screen is part of the price? I think if that was gone the space would make a lot more sense. Then the games room could become a TV snug.

Upstairs I think you are being a bit silly. Ask the estate agent for a floor plan with dimensions on, then if you really can't visualise it, go and look at the house.

I personally would not want to buy this house, as everything is nicely done but not at all my taste. It's somehow over the top, yet bland, which is quite a feat!

Look this is just one,

www.rightmove.co.uk/properties/79644276#/floorplan?activePlan=1&channel=RES_BUY

If you go on 'include sold' you can find a load of others.

But this, is much better proportioned IMO, and a house I would much rather live in.

Or an example of a characterful 9 bed just round the corner in hillmorton..

With a few awkward rooms but atleast a bit of character...

www.rightmove.co.uk/properties/107527640#/?channel=RES_BUY

@LemonSwan love both the links you posted! first house is not in the school catchment we want, second house , i could drool over it, but grade 2 listed needing modernisation on top is not the kind of stress we can take on at the moment

Are you in a massive hurry to move? I kind of think a house should look ‘right’ to you from the outset. I would personally need to spend quite a lot to make this house my ‘home’. The kitchen and bathrooms are so dark and shiny and I agree that the layout is rubbish too. My understanding is that the walls that run side to side are the load bearing ones in a house with that type of roof so you’re quite limited in what you can move.

"It's somehow over the top, yet bland, which is quite a feat!"
@PennyWus your comment makes me laugh :p.. I hope the vendor isnt on mumsnet.
You pointed out very valid points regarding traditional georgian style building with shiny interior, hence the style disharmony.
the dimension is on RM

@JemimaDucki

Dont worry, you will find one!

There are loads of lovely houses around here you just need to wait for them to come up.

And I would put your search band all the way down to 550k - 1Mil, because there are some great properties which come up even on the lower end and some properties which are overpriced and sit around.

Goodluck

It's only Grade 2 Listed though - and the layout looks pretty good - and the 'in need of modernisation' really means a new kitchen, quite a few new carpets and some updating of wardrobes - none of these would be any issue for the conservation team.

@EducatingArti thank you,, very useful ideas especially use of rugs for zoning and colour guide in the kitchen

@mistlethrush, i struggle to visualise this, do i change the staircase? can you do a sketch for me pleaseeee?

@mistlethrush
That property sold a couple of months back.

Its just an example of homes in Rugby for OPs price band and how she just needs to wait it out.

This on the other hand might be worth a look...

Been on for months so some price negotiation could be had.

www.rightmove.co.uk/properties/107705624#/floorplan?activePlan=1&channel=RES_BUY

@LemonSwan thanks,, wrong side for schools again. :( this house has been sold and back out again, twice (if remember correctly) there must be some issues.

Oh dear,

Which school are you after?

@mistlethrush i do think about the grade2 listed house as it is chocolate box pretty, but dh isnt keen as it will mostlikely be cold and noisy, and we can't be sure internal insulation will be approved,

@LemonSwan hillmorton schools: ashlawn, paddox, english martyrs, hillmorton, they are all good.. even the houltoon new ones looks promising.. hence hillmorton is our target