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?

@NellyBarney that's 10k over my budget and will likely go for more than asking.

That’s in excess of 325.

But if you are lucky, it will be in your budget in a year. It's more than likely that we see 10 percent price reduction. Even 5% would bring it in budget.

I'd prefer option 2. Option 1 is small and backs onto a railway line which I'd hate. It doesn't have a dining room and lounge/kitchen aren't big enough to accommodate a table. The loft conversion may not meet building regs which could prevent you from marketing it as a 3 bed in future. It also doesn't have a bath which isn't ideal with small children unless yours like showers (my toddler HATES them). Option 2 is just a much more practical proposition even if the area is less than ideal.

@Chesthairlikekingkong I am not far from these areas, I was going to say option 1 the bungalow because you prefer the area but when I saw the photos I absolutely loved option 2 the house, quirky rooms, I'm a bit of a fan of independent shops etc & of the older ex authority houses absolutely tons of space & massive gardens.
I would be option 2.

I get it, I didn’t want to have to move. But you can find nice people all over.

Not Fishponds

Op it sounds like you really love where you live now. So I vote property 1. You won't have to change your life. Just your house. My sister had a similar dilemma, but in Oxford. She stuck with her area and is happy. However I reckon you'll outgrow the house so mind how much you spend on doing it up and maximise your profit with a view to maybe moving again when kids are in senior school.

Without a doubt option 1. Finances change and your needs from the house will change too but location doesn't.
You could make it habitable to live and do work as and when you can afford it but you can't make the area better for option 2.
It's a HIGE non brainer. Defo the first option x

@Mirabai gah that's where my mum lives, banjo island!

Option 2 needs even more work than the first one!

Although this looks fab...

Option 1. I spent 3 years driving 20 mins to school and it got OLD very quickly. Especially as with pick up, I found I was leaving at 2:45pm and then not getting home until almost 4pm - for 20 min journey there & back and waiting for my child to come out. You forget that the 20 mins is 40 mins in total PLUS the waiting time & traffic on top and before you know it, it's edging towards 1.5 hours twice per day, 5 days per week!

Yikes that second property is awful! What a mess and looks rough as nails

You are downsizing for financial reasons, you can’t borrow any more money but so many are saying you should take on option 1. With the price of labour and materials through the roof now and for the foreseeable. I think it’s terrible advice even if you do love the location.

Option 2.

Mangotsfield isn't that bad. When we first moved it definitely felt slower than city centre but I love it now.

Is Fishponds really that better? The high street feels a bit grim at times.

Things I like are:
The Tesco, Post Office, and chippy are really handy 5min walk.
I love the big green grass verges by most of the roads.
Close to Page Park which is lovely. Nice cafe too.
Close to Downend. Freshly Ground do amazing milkshakes/ hot chocos etc. with whipped cream.
Bus links 49/48/m3 - close enough to walk to Staple Hill to get a bus either.
Close to Kingswood for swimming pool.
Close to Emerson's Green Park and the retail bit too for shopping.
Close to the cycle path to Bath. Rodway Hill and the Mangotsfield train station are nice too.
Close to Fishponds for walk in Oldbury Court, pub and bus home.
You're close enough to everything but it still feels quite rural and green.

Option 1 will eat up your 20k and still be a nightmare for space and storage.

I'm sure you've thought of this @Chesthairlikekingkong but are there no new builds in your area? I know they're not everyone's cup of tea but they're easy and everything is done! I live in a new build and it's fantastic, not a single snag nor issue and seems very well built. Extremely happy with it

Option 1. You might be able to do a proper loft extension with a mansard and to me it looks like there might also be potential to do a side extension too for guests in time. I’d also like the outlook behind and the path/ cycle way behind and living on a cul de sac.

Before I saw the pics, I'd have said option 1. However, the bungalow looks pretty pokey.

I notice on streeview that on option 1, cars have to park half on the pavement, looks awful and cramped

Option 2 needs loads of work.
Option 1 is far too small for a family of 4 and pets.

I don't think either of them are suitable really.

Option 1 i had the same dilemma despite everyone saying to go for option 2, I went with my heart and took option 1, people now comment on how lovely my house and area is - I rented in house 2 so knew I'd hate it. I am the same as you the area is what makes me feel connected to the community hated the soulless barren suburbia

Option 1.
The walking to work and school is really worth so much .
No parking issues, no worries if the car breaks down.
Friends to play with near by.
Plus you can move once school is no longer an issue.
If you don't believe me, do a dry run from each house. At peak time, get DH to take a morning off so you can see.

I don’t really like either option.
I know Briz and do understand why you don’t want to go further out in fishponds, although I like Downend.

Have you looked in Eastville? I don’t know how to link but there appear to be some options in budget. It’s only a 10 minute walk to Fishponds.

A loft conversion without planning permission done by questionable builders could cost an awful lot to rectify, especially with how much building materials are fluctuating/increasing at the moment. Undoing a botch job and redoing it would be more expensive than just doing it in the first place...
It doesn't sound like either are suitable, sorry!

I'd normally always say go for location but I really think you'll have issues with the 'unofficial' roof space and the house is just too small for a family with pets.
Sociable neighbours in a listing would also terrify me, code for very loud! A 20 minute school run in the car will take an hour by the time you've gone both ways and waited for DC to get out of school.
I'm sorry to say - I don't think you'll be happy in either of these houses.