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Original poster

New build or slightly older house decision time help!

95 replies

6poundshower · 07/02/2023 07:42

We are completely stuck in making this decision so any help will really be appreciated.

We are looking to move within the catchment, which is relatively small - a small town in the middle of England. There are 2-3 house options:

Option 1 is a new build, on a shiny new estate. It is a 3 bed, over 3 floors. We can negotiate a good deal with the builder. It has a really nice master suite up at the top of the house. Rest of house isn't tiny but as with most new builds there is less overall space/storage than we might ideally like. We could make it work. There's no garage, so some storage would be needed in the garden which is approx 5x10m.

Option 2 is about 20 years old, on an estate of that age. It has 4-5 bedrooms, also over 3 floors but not the very beautiful master of the other house. Rest of the house is spacious including separate utility, lots of storage. Has a garage. Garden the same size as the other. Not in quite as nice a location, a bit more hemmed in among neighbours.

Both these houses are about the same distance from schools and amenities.

Option 3 is we buy neither of these houses and wait to see what comes on the market.

If we don't decide today one or both will be gone, as the market round here is still moving relatively quickly on houses of this type.

We don't have a huge family - 1 child. Could have more but we're in our 40s and not trying. Not a lot of belongings as we've been renting a tiny 2-bed and need to have a clear out anyway.

We spent the weekend trying to decide and now frustrating ourselves by wavering between the 2 houses, have tried writing out the pros and cons of each, imagining life in each, telling ourselves to 'just pick one'. etc etc. - still going back and forth. There is no terrible decision here, 1st world problems and all that - but how do we decide?

OP posts:
Newuser15 · 07/02/2023 07:48

Does option 2 need work/ decoration? Could make a difference in terms of costs?

Newuser15 · 07/02/2023 07:52

Imagine one of them had gone- how would you feel? Then imagine the same about the other. Which feels worse?

SquishyGloopyBum · 07/02/2023 07:53

We spent the weekend trying to decide and now frustrating ourselves by wavering between the 2 houses, have tried writing out the pros and cons of each, imagining life in each, telling ourselves to 'just pick one'. etc etc. - still going back and forth. There is no terrible decision here, 1st world problems and all that - but how do we decide?

Based on this, option 3. Neither are right.

CellophaneFlower · 07/02/2023 07:54

The new build will no doubt lose value initially.

Are there 2 bedrooms at the top of the 2nd house? Could they be merged to make your impressive master suite? Obviously only worth doing if you're staying long term, as losing a bedroom will lower value.

Downstairs space is a big thing to me, and the garage and utility would be important. Does "hemmed in" mean it's overlooked? That would put me off.

What way do the gardens face? Is this important to you?

Josephi · 07/02/2023 07:54

I would go with option 2. Is the new development finished or is it likely they will build more houses? We looked at 3 yrs old house but the estate wasn’t finished and there will be more houses, disruption plus green space would be gone. Moreover, this house looked already tired, a lot of cracks, carped to be replaced asap. I was a bit suspicious about a quality.

WeWereInParis · 07/02/2023 07:55

It's hard to say from just a description (and without know difference in costs) but I'd probably lean towards option 2.

nxa · 07/02/2023 08:03

New builds are overpriced and you don't always know what you're getting. As a PP said, the estate might not be finished for years and those changes might well be for the worse with the loss of green space you expected.

I'd go for option 2 every day of the week.

(Also, the term "master" to describe a bedroom/bathroom is no longer considered correct due to the slavery connotations. Not a dig at you, but I learned that in the last few weeks so wanted to share.)

CC4712 · 07/02/2023 08:03

You lost me at 3 floors! Carrying laundry/baby up and down that many stairs alone would put me off both houses!

New builds around us have a reputation for being cheaply and quickly made-with multiple flaws showing in the coming years

Could 1 of the bedrooms in house 2 be converted to an en-suite/larger master suite?

Personally, I'd keep looking

VivaLesTartes · 07/02/2023 08:19

We are currently looking and our estate agent said you need to be careful with new builds in new developments as they can incur extra costs. She said once all the houses are sold they sell the land to a land management company who charge the homeowners a fee to maintain the land (whereas older houses the surrounding area tends to be looked after by council)

I don't know if I remember that exactly right or of that's all new builds but worth checking. It might not even be alot of money but it definitely put me off looking at new builds.
That and I do like the house I love to to have some character and history.

But it's about which one speaks to you really.

CatOnTheChair · 07/02/2023 08:49

We bought 2 in your situation. But the newbuilds were closer to the main road, with N or E facing gardens, and were 50,000 more expensive - but "more exclusive".
I'd do 2 or 3.

Original poster
6poundshower · 07/02/2023 08:56

Newuser15 · 07/02/2023 07:48

Does option 2 need work/ decoration? Could make a difference in terms of costs?

On costs:

Option 1 costs slightly more initially but the builder has offered to throw in extras that make it a good deal.

Option 2 costs slightly less initially and is liveable but without that 'perfect finish', fixtures/fittings are a bit older so we'd want to gradually upgrade.

OP posts:
Original poster
6poundshower · 07/02/2023 08:58

Newuser15 · 07/02/2023 07:52

Imagine one of them had gone- how would you feel? Then imagine the same about the other. Which feels worse?

We did this exercise at the weekend. They came out about equal... for different reasons.

OP posts:
Original poster
6poundshower · 07/02/2023 09:02

CellophaneFlower · 07/02/2023 07:54

The new build will no doubt lose value initially.

Are there 2 bedrooms at the top of the 2nd house? Could they be merged to make your impressive master suite? Obviously only worth doing if you're staying long term, as losing a bedroom will lower value.

Downstairs space is a big thing to me, and the garage and utility would be important. Does "hemmed in" mean it's overlooked? That would put me off.

What way do the gardens face? Is this important to you?

New builds in this area are holding their value, if not going up.

Option 2 has 3 bedrooms + main bathroom on the 3rd floor, so we have considered walls could be knocked down to create the big master suite (it would then be a 3 bedroom house)

Option 2 has a large open plan kitchen/diner on the ground floor. However yes the garden is relatively small and more overlooked.

OP posts:
Original poster
6poundshower · 07/02/2023 09:04

Josephi · 07/02/2023 07:54

I would go with option 2. Is the new development finished or is it likely they will build more houses? We looked at 3 yrs old house but the estate wasn’t finished and there will be more houses, disruption plus green space would be gone. Moreover, this house looked already tired, a lot of cracks, carped to be replaced asap. I was a bit suspicious about a quality.

Option 1 is a reasonably small new estate, with green space / park built in and high on a hill so a lovely view. They don't have permission to build more (and that isn't likely to change).

Option 2 is in more of a built up area, less immediate green space.

OP posts:
Original poster
6poundshower · 07/02/2023 09:09

CC4712 · 07/02/2023 08:03

You lost me at 3 floors! Carrying laundry/baby up and down that many stairs alone would put me off both houses!

New builds around us have a reputation for being cheaply and quickly made-with multiple flaws showing in the coming years

Could 1 of the bedrooms in house 2 be converted to an en-suite/larger master suite?

Personally, I'd keep looking

We don't have a baby, our child is 10. Not to say we can't have more but it's increasingly unlikely. The stairs don't put us off, we like the style of house.

Option 1 would come with a 10 year build warranty.

OP posts:
Original poster
6poundshower · 07/02/2023 09:11

VivaLesTartes · 07/02/2023 08:19

We are currently looking and our estate agent said you need to be careful with new builds in new developments as they can incur extra costs. She said once all the houses are sold they sell the land to a land management company who charge the homeowners a fee to maintain the land (whereas older houses the surrounding area tends to be looked after by council)

I don't know if I remember that exactly right or of that's all new builds but worth checking. It might not even be alot of money but it definitely put me off looking at new builds.
That and I do like the house I love to to have some character and history.

But it's about which one speaks to you really.

This is correct, all the new build estates in our area come with a maintenance charge. About £30/month to a private company. It can increase over time, this is a risk we would need to accept if going for Option 1 - we're ok with that.

OP posts:
APurpleSquirrel · 07/02/2023 09:19

Which house builder is it? Some are better than others.

SnowAndFrostOutside · 07/02/2023 09:23

Either 2 or 3. Option 2 sounds like it's just cosmetic problem. It's a 20 year old house and just need a bit of redecoration to make it modern. It's a 4 bed with more space than the 3 bed new build. In the long run, the 4/5 bed will be better. Otherwise, wait for another house to come on the market.

Original poster
6poundshower · 07/02/2023 09:26

APurpleSquirrel · 07/02/2023 09:19

Which house builder is it? Some are better than others.

Not wishing to be too specific here, as it narrows down where we are in the country.. however it's not Persimmon (we've heard horror stories there so deliberately steered clear)

OP posts:
Buffysoldersister · 07/02/2023 09:28

Just an observation not advice, but your replies suggest your gut feel is option 1. I would be swayed by the surrounding area / green space if you can be confident it won't be developed further.

sunseaandme · 07/02/2023 09:29

If it helps I live in a new build 3 story house with the master bedroom and en suite on top floor. It's a nice house but living over 3 floors is SO impractical for many reasons (especially when you have a baby like I do). If I could afford to move again I would. Don't go for three floors!!

WombatChocolate · 07/02/2023 09:29

Do you really need the extras the new build would throw in?

Re worries about Option 2 needing a bit of work in time - is that a big problem?

Most houses need something spent on them, but actually most of it is discretionary and not vital. I’d say some people choose new build and pay a massive premium because they fear maintenance bills, because they can’t envisage ever having any savings to cover it. Rather than pay that extra premium, it would be better to maintain a buffer of savings, so if the boiler breaks you can cover it. Often you’re talking £3-4k for something vital that has to happen once every 10 years. You need to compare that to paying a premium of an extra £30k+ for a new build.

Size of rooms matters. Kids only get bigger. Push yourself for the bigger house - people rarely regret it.

Fairly quickly, the new build will no longer be new and totally up to date. In 5 years, people will see it and like houses built that year and with the new bathroom tiles and kitchen taps and think the 5 year old one is a bit dated. And they will need the latest help to buy scheme and not be able to buy yours.

Definitely look at any estate charges on either. They can be eye watering and over many years can be co7 toes thousands.

Do consider non estate houses too, unless you’re totally committed to wanting to be on an estate. Think about having local shops etc.

Dont feel pressured by the new build person especially.

SausageInCider · 07/02/2023 09:31

An NHBC guarantee isn’t worth the paper it’s written on so I wouldn’t let that sway you. I would probably go for option 2 - I’ve had 2 new builds and the lack of storage will really piss you off after a while. Although it also depends just how overlooked the garden is and how much you want to be out there in summer / how much other people will annoy you being so close

Everydayitsgettingcloser · 07/02/2023 09:37

I would go for option 1 - you don't need 4/5 bedrooms as a family of three and so the location is more important and maintenance costs will be lower. I would also given your child is 10 be starting to think about when he leaves home - you would probably be fine staying in a 3 bed but might want to downsize if you go for the 4/5 bed

GasPanic · 07/02/2023 09:39

OK so from my experience of moving into a 20 year old recent build, it is basically knackered in terms of internals. My gut feeling is that 20 years is about the amount of time you can live in a place before needing to redo it all.

So that isn't just kitchens/bathrooms but also boiler, doors, radiators and pipework, potentially some of the electrics. Basically gas boilers in 20 year old new builds are knackered because when they build the house they generally install the cheapest boiler and not a quality brand.

You will also find that in "newer" build houses a lot of this stuff is not so easy to access. So plastic pipes for radiators buried in the wall, you need to hack the drywall to access leaks. The electric system may not be up to the latest standard, and even in relatively new build houses (10 years +) the insulation can be quite poor adding quite a bit to your bills. The plasterwork will probably be knacked and full of holes.

The one good thing I would say about my place is the windows. They are pristine even after 20 years.

The good news about it is that the general construction (brickwork, roof) is pretty solid and so is the soundproofing. I think houses 20 years + generally have pretty decent (if non insulated) construction. Stuff about 10 years old I would be more wary of, not so much quality of materials but poor quality of build.