Help me choose a house! Urgent!

[Chesthairlikekingkong]

We are downsizing for financial reasons, two young children, pets who need an outdoor space (so not most flats). We cannot borrow anymore due to financial commitments, and the bank won't let us.
We have to live in an expensive area for work and school.
A three bed semi with garden in a nice area is just not gunna pop up, even in a shit part of this area, they just don't come up.
I have to get a move on as we are at risk of losing our buyers. We have been waiting for something perfect but have come to the realisation that perfect doesn't exist on our budget.
Option 1:
Bungalow with two beds and a loft space. It's basically a half completed renovation. In our dream area. Very Small bedrooms and weird layout, which could be changed if we could bash down a room. Quiet road and nice residential street. Back garden is small but workable and pretty outlook. Unlikely to be able to extend.
We would be able to save a lot on mortgage payments but would have to spend on ongoing building work. I am not practical so this will have to be outsourced.

Option 2: sprawling three bed in crap area. Not rough but soulless. Not near anything except a run down corner shop. 20 minutes drive to school and work (we can walk from option 1 to both) crap buses for DP. HOWEVER! Huge rooms and garden. Nice decor. Good street, very quiet and pro social neighbours. Lovely outbuildings and annex thing which will be useful for guests.

Help, which one? Or neither?

You've looked at these I'm sure but just in case 🤣

@Exibstudent the lewington road is a potential but the garden is super overlooked and it needs a lot of work.

@LordSugarTits going to see that one tomorrow

Can't rent due to pets

I wouldn't touch option one with a barge pole. It's impossible to tell the state of the work done so far, and it's tiny. You could hugely improve option 2 and there's so much more living space. I spend most of my time inside my house, i don't really care what the outside looks like!

For me personally I’d pick 2 as long as it’s not in a rough area, as space is more important to me than location.

I've been in a similar situation, & never regretted going for something like your Option 1.
Location is paramount.

There are quite a few on forest road around your budget have you ruled these out? They seem to fit your criteria with these beds, no parking though so is this important? What is your top budget?

You could extend to the side in the bungalow - maybe not straight away, but in a few years. Kirstie and Phil say it’s all about the location!

What's the parking situation for house 1 trying to park in fishponds is a nightmare.

Option 1
Sociable neighbours = Neighbours from hell

Better location is always best in the long run.

Option 1 - location every time

Option 1 BUT how much flex room does it give you financially. We've just moved into a fixer upper and the work is costing double to triple what we'd budgeted for.

EPC for both? Costs to make higher?

Worst house in best area is always better than best house in worst area during a recession.

Option 2 is SO FAR from the centre and I bet the traffic is terrible there - admittedly the traffic in Bristol is terrible everywhere. I'd go to fishponds.

Which school do you need to be close to?

Option 2. Great garden, the road and neighborhood looks good. OK, it’s not so easy on the eye, but with 2 kids it’s a no brainer in my opinion.

Vaguely knowing the areas and from what you've said and the photos I'd go option 1. It doesn't have to be your forever home. Will be easier to sell in the future and it sounds like you'd be happier there.

Option 1 looks crowded empty! Can't quite picture it with a family of 4 in.
If I had to choose, gun against my head it would be 2. As long as the area is fine, just not pretty. As long as you don't overpay, a 3 bed like that will always be OK to sell on later.

The one @Largethighsbadeyes Posted appears to have a garden full of Japanese knotweed. It's pretty blurry photo though so I'm not 100%.

Good luck. It's better than both options from the photographs.

Option 1. We lived somewhere lacking kerb appeal and in a deprived part of town. I felt miserable everytime I turned the corner into our street!

Always opt for location. You can change the interior of the house to better suit your needs but you can’t pick it up and move it. Also, your circumstances might change and you’ll decide to sell it, and nice bungalows (which it will be by the time you’re done) in good areas are a solid bet 🍀

Its 1.5 miles from the other property, how can it be so far from the centre, if the other one is only 1.5 miles closer?

@bellac11 trust me it makes a big difference! Without generalising there are a lot more students, people without cars and young families in Fishponds so there are more frequent buses. In Downend more people drive and it's more older people.

There is nowhere to put all your stuff in option 1 - a loft conversion in an already poky house. I’d go for 2