The kitchen diner dilemma: Knock through and sell or just sell?

[christineandjonathan]

So we've got a traditional 3 bed detached house in Cheshire and wanted to seek others advice on here..

While we like the area, we're not so keen on the exact road as we are on a School road, primary school at the end of the road, High School within walking distance. Parents drop off and park here every day making it a hit with parents... it'd be lovely if you had small children and it's a very nice area.. safe and properties gaining in value by up to 20% according to Zoopla.

Our Children are

1. 23 and living in another City - Liverpool
2. 21 and at University in London

So we are essentially empty nesters now... We are thinking of a move to somewhere with a little more land and space around us, semi rural and not to far away from current location but somewhere where our pound gets us more space, as we are currently very town centre near, with 2 of Cheshires most popular towns, Alderley Edge and Wilmslow in walking distance.

Our current house is a traditional layout downstairs, front room lounge, middle sitting room, traditional conservatory then separate (small) kitchen and downstairs loo.. plus boiler room - integral single Garage.

Upstairs we have a nice bathroom Shower, 2 good sized bedrooms and a 3rd box room... all in good condition, with a boarded floor loft for storage.

Outdoors we've during COVID added a fully wired up Timber based Office with fast Broadband - a real work from home boon.

Recently we had plans which to extend into a full width Kitchen / Family room at the back by removing and replacing the traditional conservatory. However 3 quotes of around £100k without Kitchen made us think again... a bridge too far...

So instead, we recently reduced out ambitions and have asked for a smaller quote for a knock through kitchen / family room on the same floor plan. By building up the Conservatory into a proper Room (Walls and Windows) facing into the existing rear garden then knock through of Kitchen into middle room and new Kitchen, floors etc..
Quote of £50k plus Kitchen for this option - better...

So the question to you all, do we?

1. Just market the property as is with the full extension plans and our plan B idea to a new Family buyer?

On the basis that whatever we do might not be what the next buyer wants?

1. Knock through and do the Kitchen Diner, take 2 months or more of disruption, choose a new kitchen etc - then sell and move?

On the basis that it will put money onto the property and be easier to sell, though there does seem to be a lack of property in this area...

Will option 2 pay back the investment on the sale price, would we get our money back if we still plan to move because of the location?

What do you think?

Number 1, its not worth the hassle if you want to sell IMO.
MAybe take advice from a few good local agents?

1. Ask a local estate agent
2. Ask a local estate agent
3. Add 20% to both build costs (at least)
4. Ask a local estate agent.

You would probably be better off selling with plans. Especially if you are not planning on staying. The hell of building/decision making/disruption/more cost than you think is probably not worth it. Unless the local estate agent says you will not sell as is.

@trickyex

Number 1, its not worth the hassle if you want to sell IMO. MAybe take advice from a few good local agents?

Yep - thank you... just wanted some views on the dilemma - makes sense

@Whatthefucketyfuck

1) Ask a local estate agent 2) Ask a local estate agent 3) Add 20% to both build costs (at least) 4) Ask a local estate agent.

You would probably be better off selling with plans. Especially if you are not planning on staying. The hell of building/decision making/disruption/more cost than you think is probably not worth it. Unless the local estate agent says you will not sell as is.

Yep - we're onto the Local estate agent thing, was going to make the call as soon as they open Tuesday but agree it's a royal "PITA" - we've done extensions before...

Definitely Number 1 from my point of view.

I would think most buyers would want to choose their own kitchen, plus at the moment it's difficult to find trades and costs are through the roof so 1. seems like the better plan.

I’d do number 1. The amount of people I see ripping out new kitchen after buying a home a year or so ago is ridiculous. Plus someone may want they layout you have now.

No 1.

@Musicalmaestro

Definitely Number 1 from my point of view.

thank you - appreciate it, this is settling a discussion we've had all Christmas, it's great to get your opinion... especially as you are not emotionally involved...

Helpful

@Blush21

I’d do number 1. The amount of people I see ripping out new kitchen after buying a home a year or so ago is ridiculous. Plus someone may want they layout you have now.

Yes - material prices seem to be rocketing and builders are difficult to lock down too...

Current layout is old school - but you're right, might suit some...

Good views..

More people will be able to afford it as is, fewer the increased price post extension.

I'm in Cheshire and I am still waiting for a builder I instructed in January who was going to start in August to be available.
If you're planning to do any work, I suspect you'll be in the house long enough to witness the price bubble burst on you.

Also, as a mum to kids who are 2 and 4 I would vastly prefer the existing layout and it sounds like I'm your target market really.

By all means consult an agent, but for me number 1.
The work will cost more and take far longer than you think.
Plus the hassle is not worth it if it’s not for you to live in

Number 1 without a doubt.

I live locally and definitely wouldn't bother with the extension because: property is in short supply, it'll sell anyway if it's catchment for one of the local primaries and the secondary (WHS?); selling with plans will generate enough interest; it's impossible to get good contractors in this area at the moment, they're all mad busy and add 20% to any cost estimates (at least); the amount of uplift on the purchase price if you do the work is probably less than you'd make if you sold now with plans and you've got the hassle of sorting the work, plus whatever you put in kitchen wise will need to be aimed at appealing to the largest market, rather than what you want

and, those 30's semis are lovely, but the third room is usually quite small. It'll probably sell to someone who will put on a 2 storey extension and turn it to a 4 bedder (seems the most common approach around her) so you're selling it with room to grow, rather than the finished article

#1 hands down. The only point in #2 is if you want to live in the house. The mess, the upheaval, the cost. You’re better off selling and including the drawings you’ve had because it will make the property more marketable. School admissions for primary close next month, so you’ve missed that boat for this year but there will be some people looking ahead for a 2023 start who might be getting ready to move.

I'm currently looking to move to a 3/4 bed detached. After a few weeks looking, I've definitely gravitated towards houses with older kitchens so I can put a new one in.

At first I was drawn to the modern open plan designs at first glance, so it might sell quicker this way. But after just a few weeks I realised I'd rather buy a bit cheaper and put my own kitchen in.

Number 1 without a doubt.

a) I wold prefer the current layout - would hate to lose a separate room
b) those who would prefer the new layout would probably want to choose their own style of kitchen - nobody wants to pay top dollar for a brand new kitchen that wouldn't be their choice
c) not worth the hassle of building work PLUS the hassle of moving - choose one or the other
d) builders have LONG wait times at the moment and prices of materials are going up and up

@LaBelleSausage

I'm in Cheshire and I am still waiting for a builder I instructed in January who was going to start in August to be available. If you're planning to do any work, I suspect you'll be in the house long enough to witness the price bubble burst on you.

Also, as a mum to kids who are 2 and 4 I would vastly prefer the existing layout and it sounds like I'm your target market really.

Perfect thanks, helpful

@User2638483

By all means consult an agent, but for me number 1. The work will cost more and take far longer than you think. Plus the hassle is not worth it if it’s not for you to live in

Yep, that's resonating.... not worth it

@HidingFromDD

and, those 30's semis are lovely, but the third room is usually quite small. It'll probably sell to someone who will put on a 2 storey extension and turn it to a 4 bedder (seems the most common approach around her) so you're selling it with room to grow, rather than the finished article

Yep, a lot of others around here have done exactly that, extended up rather than out... both possible with the existing layout... thanks.

Room to grow resonates...

Number 1. No question.

Good luck with the sale

Let whoever buys your house install a kitchen that they want rather than having to put up with a kitchen that might not be to their taste or worse rip out and waste a brand new kitchen.

Also I really don’t think you’d get your money back. The price difference between doer upper and finished isn’t what it was at the moment - people are happy to pay for what the house could be rather than what it is as the market is still hot.

Option 1 without a shadow of a doubt.

If the availability of trades is anything like round here, you'll be waiting a year to get the house on the market. Then you have to factor in a £ cost for your time and hassle. It's just not worth it.