Page 2 | New build or slightly older house decision time help!

6poundshower · 2023-02-07T07:42:56+00:00

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?

Original poster

6poundshower · 07/02/2023 09:39

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.

Our guts are torn...

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Original poster

6poundshower · 07/02/2023 09:43

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.

On Option 1, the extras would be things we'd say yes to. But won't in themselves sway the decision as to which house.

On Option 2, the bits that need doing aren't urgent, but would certainly be nice to have.

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Original poster

6poundshower · 07/02/2023 09:44

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

Whichever house we choose, the intention is to live in it for about 10 years then down size / travel.

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GasPanic · 07/02/2023 09:44

Oh yes - and finally, don't underestimate the difficulty and cost of a) getting a good trader in to do the rennovation and b) the amount of disruption you will have to your life as the rennovation is done. Whereas in the new build that is all completed from the start.

Spanielsarepainless · 07/02/2023 09:45

Option 2. Read up about snagging in new builds and how once you are in they clear off.

Original poster

6poundshower · 07/02/2023 09:47

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.

Thank you , that is helpful. Not something they are likely to be completely honest about when trying to sell it. We aren't knowledgeable about building or DIY so not looking for somewhere that needs a huge amount of work. We assumed either house would be ok if a maximum 20 years old.

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FenghuangHoyan · 07/02/2023 09:49

New builds can come with an awful lot of problems. I know of one person who was still trying to get the place fixed over two years after moving in and after over 200 faults had been identified. I'd not touch a new build myself.

BHRK · 07/02/2023 09:50

Imbibe if then sound perfect for you but what stood out to me is that number 2 made you feel hemmed in! I wouldn’t go for it on that basis and it doesn’t sound like you need all that space anyway?
I’d go for option 1 (you will always love that master suite) or go for option 3 and keep looking. We have a fab master suite but as a loft conversion in an older house for example

Original poster

6poundshower · 07/02/2023 09:50

FenghuangHoyan · 07/02/2023 09:49

New builds can come with an awful lot of problems. I know of one person who was still trying to get the place fixed over two years after moving in and after over 200 faults had been identified. I'd not touch a new build myself.

200... wow. Are we talking fundamental things?

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BHRK · 07/02/2023 09:51

*Neither sounds perfect that shouldn’t say

mondaytosunday · 07/02/2023 09:56

Option 3. Partly because I don't like estates or new builds.
But it's not just the house - can you walk to nearest shops from either? Are they families of similar age as neighbours? Schools ok?

neurospicygal · 07/02/2023 09:58

ootion 3, wait for something you can say a definitive yes to :)

Original poster

6poundshower · 07/02/2023 10:00

mondaytosunday · 07/02/2023 09:56

Option 3. Partly because I don't like estates or new builds.
But it's not just the house - can you walk to nearest shops from either? Are they families of similar age as neighbours? Schools ok?

Can easily walk to schools, shops & amenities from either - it's a small town, no real difference between the 2 houses here.

Option 1 might be expected to have slightly more well-off people than Option 2 (as there are some new 4/5 bed houses on the same road) - but not dramatically so.

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APurpleSquirrel · 07/02/2023 10:02

FenghuangHoyan · 07/02/2023 09:49

New builds can come with an awful lot of problems. I know of one person who was still trying to get the place fixed over two years after moving in and after over 200 faults had been identified. I'd not touch a new build myself.

Not all new builds - & we found if we had any problems whilst the rest of the estate was being built we could go to the estate sales rep & get someone out to sort it. Also got some of the labourers onsite to lay out patio.
New builds aren't all bad - it really depends on the builder, site, materials, layout etc.

Original poster

6poundshower · 07/02/2023 10:03

APurpleSquirrel · 07/02/2023 10:02

Not all new builds - & we found if we had any problems whilst the rest of the estate was being built we could go to the estate sales rep & get someone out to sort it. Also got some of the labourers onsite to lay out patio.
New builds aren't all bad - it really depends on the builder, site, materials, layout etc.

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Thanks.

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GasPanic · 07/02/2023 10:05

6poundshower · 07/02/2023 09:47

Thank you , that is helpful. Not something they are likely to be completely honest about when trying to sell it. We aren't knowledgeable about building or DIY so not looking for somewhere that needs a huge amount of work. We assumed either house would be ok if a maximum 20 years old.

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One thing I learnt in buying my house is that people are rarely likely to be honest about things they can hide/cover up. They will also generally not volunteer information about issues. Although things are improving, it's still pretty much caveat emptor and your responsibility to check. Mortgaging yourself to the max and not leaving anything in the tank for repairs could lead to you having a very cold winter for example. No matter how much you check there's nearly always going to be something expensive that needs fixing that you haven't prepared for. Much less likely in a new build of course.

DuchessOfDisco · 07/02/2023 10:09

I imagine option 1 would be cheaper in terms of running costs - gas and electric usage is usually lower in new builds due to better insulation, and cheaper council tax. Do you want to pay that extra money each month for rooms that, most likely, will sit empty?

Original poster

6poundshower · 07/02/2023 10:10

DuchessOfDisco · 07/02/2023 10:09

I imagine option 1 would be cheaper in terms of running costs - gas and electric usage is usually lower in new builds due to better insulation, and cheaper council tax. Do you want to pay that extra money each month for rooms that, most likely, will sit empty?

Yes, Option 1 is a very energy efficient house. Option 2 would be bigger and slightly older, therefore logical to assume slightly colder.

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Zwicky · 07/02/2023 10:16

I think I’d go for 2 with the intention of opening up 2 of the rooms into one big room. If you are intending to gain equity in this house in order to downsize in 10 years, then I think you have to consider the resale value of a 3 bed with no garage and little storage with 10 year old kitchen/bathrooms/boiler/flooring when the shine is knocked off it. Unless it’s really special, the market for a 4/5 bed of the same price, equidistant from the catchment school and local shops will likely be easier to sell.

Someone in my road has been trying to sell a 5 bed for about 18 months - but it only has 4 bedrooms because they reconfigured. Problem is you would have to move a bathroom to get the 5 rooms back to how it is so that’s something to consider when knocking walls down.

Has option 2 got the original fittings? My estate was finished 20 years ago and hardly any of the resales haven’t been updated. So would you be spending money, or trying to resell a house with 30yo kitchen etc?

It sounds like you prefer 1 though so maybe buy that one and enjoy it.

Labraradabrador · 07/02/2023 10:16

it feels like the main advantage in option 1 is the big bedroom. In our previous place none of the rooms were huge, but we had more than we needed so turned one into a dressing room. The bedroom was just the bed and side tables, which made it feel more spacious, and was easy to maintain as a calm and uncluttered space. The ‘dressing room’ was a large for its purpose, and was nice to have a separate space for getting dressed (if have different sleep schedules). It was also was okay to be a bit messier (unfolded laundry, cluttered dressing table etc)as could shut the door at the end of the day on it.

as others have mentioned I wouldn’t make bets that the new build will have less issues than the older one unless you really know the builder well.

junebirthdaygirl · 07/02/2023 10:23

6poundshower · 07/02/2023 10:10

Yes, Option 1 is a very energy efficient house. Option 2 would be bigger and slightly older, therefore logical to assume slightly colder.

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My thoughts were around efficiency of heat too. Most new builds around here are set up well to reduce costs which would mean a lot to me. Our house is 20 years old and a few things are beginning to go and our electricity bills are high.
Option 1

Original poster

6poundshower · 07/02/2023 10:37

junebirthdaygirl · 07/02/2023 10:23

My thoughts were around efficiency of heat too. Most new builds around here are set up well to reduce costs which would mean a lot to me. Our house is 20 years old and a few things are beginning to go and our electricity bills are high.
Option 1

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Thank you

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ginghamstarfish · 07/02/2023 10:48

We are having a similar dilemma OP. Attracted by newbuilds after years of living in old houses, but the way they are squashed together, with tiny rooms etc ... Seen a few that are around 20 years old, makes us thing that at that age many things may be at the end of their life - boiler, electrics, bathrooms, windows etc. It's a hard decision!

Original poster

6poundshower · 07/02/2023 11:09

ginghamstarfish · 07/02/2023 10:48

We are having a similar dilemma OP. Attracted by newbuilds after years of living in old houses, but the way they are squashed together, with tiny rooms etc ... Seen a few that are around 20 years old, makes us thing that at that age many things may be at the end of their life - boiler, electrics, bathrooms, windows etc. It's a hard decision!

This new build (Option 1) is not squashed together with other houses. Out of the 2, it has more space around it. Inside it doesn't have as much space/storage as Option 2, or a garage.

We've been going over this for days and feels like we' re no closer than when we started. We could go for Option 3 and wait, but we lose these 2 in doing so and then taking the risk the 'perfect' house becomes available and we can buy it. Not sure whether that's a silly risk when both of these houses are fine, we just can't seem to pick one over the other!

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good96 · 07/02/2023 11:22

Do you need 4/5 bedrooms given that you’re only a family of 3? I think I would be more inclined for Option 1 - you’d only be using 2 bedrooms and the 3rd room would be a spare - you could use that as potential storage? Your utility bills would obviously be much larger on property 2.