What sort of house do I need?

[Scareofeasttown]

Looking at house prices, I can get a spacious 3 bed with room to expand or a small 4 bed with no room to expand. I understand having an extension built when I have a newborn wouldn’t be wise but I don’t think we’d be able to finance an extension for the first year anyway.

We need space as there will be myself, partner, my mum, 11 year old and a newborn (due next year). I also have dogs and cats.

We also wouldn’t be able to move for a long time if we settled for a 4bed because I’m not financing the initial purchase and the person who is may not want to go through purchase/sell hassle again any time soon.

in my head, get a 3 bed with decent sized rooms, expand sideways (the ones I have looked at have that room) and you’ll have a better value house than if you went for the 4bed for immediate convenience.

am I barking up the wrong tree or does that make sense? Only ever rented so slightly apprehensive

It sounds like you need fairly equal sized bedrooms rather than a house with two or more very small bedrooms
how big is the garden and drive way on the 3 bed? Is the garden big enough for a garden room to provide some extra living space?
does it have enough toilets? As you’ll need at least 2 bathrooms.
the baby will be fine in your bedroom for a year or so.

Why would you pay for an extension if you were not the buyer of the property?

If you look on the Floorplan, which has more actual space? The 3 or 4 bed?

Is your Mum financing it, hence the not moving again? Might going for the 3 bed give you the opportunity to put in an annex as the extension, so your Mum gets her own space?

How many rooms downstairs in each typical floorplan? I think you need sme separate rooms downstairs, rather than the current trend for massive open-plan.

How small are the 3rd (and 4th) bedroms typically?

Would you be brave enough to put an example of each so people can see what you are trying to compare?

I think from what you've said you need a three bed with room to extend.
Ideally, buy a house with an unconverted loft (where neighbouring houses have converted theirs so you know you'll be able to) or with room for a ground floor extension for an en suite bedroom (for your mum).

In a typical 30s semi, there are two decent/big doubles and a small double/single room. That would be fine for you for a year or two- 11 yo in small bedroom, you with baby in one big room and your mum in the other.

Building costs are through the roof at the moment and living through a build with a multi generation household and a baby is likely to be more difficult.

How about sharing the floor plans for both as these are not identifying in any way?

Are there any three beds with easier potential such as a garage or loft conversion?

Would a downstairs bedroom make more sense for your mum?

Two years ago I’d have said extend but it doesn’t always make sense at the moment

I bought 3 bedroom house but have potential to expand. I live here for 8 years. I did back abd side extension also loft conversion. Now my house become 6 bedroom house and the price is double. I did all the renovation when i’m pregnant and in newborn phase. Its hard but all worth in the end.

If you get a 3 bed, you will have to assume that the 11 year old will be sharing with the baby in 1-2 years (and will be 13 by that point) which would not be ideal.

I think you should go for the 4 bed even if one room is a tiny box room which can be for the baby. Make sure you have enough bathrooms too.

but do share floor plans for things you are thinking of.

Lots of 4 bed homes have 2 larger bedrooms with one en suite and 2 smaller rooms. I would go with 3 bedrooms with 2 good sized double and one smaller room. For now you have big room, your Mum gets large room 11 year old gets small room. Baby sleeps with you. In a couple of years get a single story extension but get deep foundations so if later again you can make it double story. You need a large bedroom ensuite for your Mum who may not always be able to manage stairs. You could go for large conservatory too as a second reception room. If we have a recession building work will become cheaper as builders will undercut each other to get work.

Bear in mind the location. Unless you intend to stay there very long term, when it won’t really matter, you don’t want to add an extension that will make the property much more expensive than others in the street. Fine, if you intend to stay though.