Help me choose between 2 v different properties please

[chummymummy7]

Hello! you were all so helpful last time that I've come back for more of your pearls please.

We've sold our house STC and need to get cracking finding a house for our family of 4 nearer to our kids' school.

We viewed these two at the weekend: one (character semi) at the top of our budget, one (modern-ish end of terrace) at the middle.

Our needs are 3 beds, a garden, access to the A1, space to work and play, and a kitchen/diner.

2 bathrooms would be a 'nice to have' but 2 toilets essential.

Which one of these would you choose to put an offer on if you were us? Ridiculous proposition to people who don't actually know us, but you know what I mean.

nb: the WGC house doesn't have a bath, it has a walk in shower.

(both will probably end of going for way over asking, knowing the current market)

Modern less pricey

Character more pricey

Can you make bed 3 work for you in WGC? It's very small. We're moving because as we hit teenage years, DC1's bedroom of a similar size is a bit smaller than we'd like - he wants to do homework in there, and bed, desk, wardrobe is leaving very little floor space.

The modern one (first one) hands down! It looks more spacious, I prefer the garden and I couldn’t live without a bath (especially for kids)

Character more pricey and I usually go for modern.

The character one.

@darlingcoffee

Ah but the modern/first one is the one without a bath, which as you understand, I'm finding hard to grapple with. Trying to figure out if it's a complete dealbreaker.

This won't be our forever home btw, more likely 4-5 years.

Ah forgive me OP! But the other one has the bath on the ground floor doesn’t it? I don’t much like that either. How old are your kids? I think I would still go for the first one if I’m honest but yes the absence of a bath would bother me….

The modern one. How often do you want a bath?

The road it's on is beautiful and quiet. The character one is on a big road. Potentially lots of traffic, noise, pollution.

I always go character - all my houses have been v old but i would definitely go modern here but i would have to put a bath in. I cant live without a bath

I perfect the modern one but the third bedroom is TINY.

The more character one is ok but I don't love it

Just based on houses (I don’t know the area), I prefer the modern.

The older one - I don’t like the downstairs bathroom position or the kitchen layout, it needs a good knock about and refit IMO.

How old are your children and how long are you planning to live in the new property?

The less pricey modern one is lovely, but the third bedroom is very small. We are currently dealing with this issue in our house as the box room was great for a cot but is not a very suitable bedroom for an older child.

Also for me a bath would be essential so I would go with the character property as long as it is within your budget.

@DarlingCoffee no need to apologise!

Yes the other bathroom's on the ground floor, not ideal either.

Our kids are 12 and 10 - and eldest is very keen on her baths (as am I!).

Was thinking a small tub could go where the walk-in shower is?

More modern probably = cheaper bills. I would try to avoid houses with no cavity wall and that is most pre WW2 properties. Bills are only going to go up and up.

How old are the kids? I think the terrace offers more in family space. Having somewhere else to sit when the kids watch you tube pish is a godsend. I also like the garden.

But is the communal parking space allocated or can it get busy? I'd be back in the evening to check.

Bedroom three is a bit small but you could put a door through the hall to the snug and have that as a bedroom if really needed (making the small room teenage gaming space or study).

Overall I think the terrace is more flexible. We don't have a bath. It's fine. If your kids are little a silicone folding bath in the shower cubicle works a treat.

But maybe in this current market you should offer on both and see how chips fall?

I would be worried about the resale of the modern one with the tiny 3rd bedroom and no bath! You couldn’t but that house with a baby as you need a bath.

Both are gorgeous. I'd go for the best location. I'd have to put in a bath though.

The modern one is artfully photographed but actually very small. Nowhere to buy a pint of milk close by either. Depends what's important to you. I would much prefer the older one - handy for the London/Cambridge bound station with shops etc close by. I think the locations are just as different as the house style?

Bedroom 3 is too small in the wellwyn garden city one and all the budget has gone on a massive kitchen. No picture of the office/‘snug’, so assume it’s not v quiet or nice so nowhere quiet for DC to study. So wouldn’t buy that one!

Neither.

What about this? www.rightmove.co.uk/properties/121963871#/?channel=RES_BUY

Is there much A1 road noise at the one in WGC ? Or train noise in Knebworth?

Hi OP yes I agree, see if you can measure up and replace the walk in shower - which admittedly does look big - with a lovely free standing bath. Good luck!

@whenindoubtgotothelibrary

the older house is in the middle of a vibrant village.
the newer house is in a very pretty, very quiet suburban residential area.

We do need to consider safety for the kids and the cat.

But think I'd go a bit nuts not seeing even any foot traffic go by all day, as I WFH.

I like the feeling of being connected (train etc) and shops, cafe and life in general on the doorstep.

The good double glazing and solid walls should help cancel out the noise/traffic element.

thanks for getting me thinking more about that..

@berksandbeyond

Oh yeas, I saw that. it's a good-sized, practical house but I think the Great North Road will be too busy/fast traffic for us.

I live not to far from here and I'd go with 1 purely because of the proximity to the station in Knebworth. But I'm fussy with noise.

If you need secondary schools WGC might be the better option.

Character property