Which property would be best

[propertymummy]

We need to move out of our rentals in the next week months and were looking at buying a place for us and our DD. Unfortunately, not much on the market but have found these two places - both are two beds but their layouts are not ideal. So far only looked at them online but not sure whether either would really work. However, at the moment, thats all that is available in our budget. Any thoughts?

Is the one on the right purpose-built and the one on the left a conversion? I tend to prefer purpose-built flats unless the conversion is great, and that second bedroom isn't great at all. What floor are they on? That's another factor, as is parking. And the likelihood of noise from other residents. For me, the price and layout inclines me to the second flat, but could be very different if the first one is a nicer building/area/fewer potential issues from residents.

The reconfiguring options with the first look a massive ballache. Even if you make the second bedroom into a kitchenette (effectively recreating the issue you have with the second property) and turn the kitchen into a second bedroom, you'd have to go through that second bedroom to get to the bathroom and first bedroom. To solve that, you'd have to add a new corridor in to create separate access, making the second bedroom smaller, even though the whole point of all this work was to create a big second bedroom. So you end up with a much smaller kitchen, a bit bigger second bedroom and you've mostly created corridor. Maybe a garden room could swing it, but again you've already paid £150k extra for a garden then it's ££ more for a nice garden room. It seems like a lot of money for a flat that isn't really practical for two. More like a flat for a couple who'd used the second bedroom as a study. Whereas the second flat is at least a viable flat for a parent and child to live in for all the years to come.

Both flats are conversions but the trouble is that it's for three of us i.e. DP, DD and I so three people would live there.

The plan with the first flat would be to turn the kitchen into 2nd bedroom but that would depend on the freeholder so no guarantees that we'd be allowed to do that. But yes, we are essentially paying 150k more for a garden and separate kitchen/living room.

The one on the left. I realise the second bedroom is smaller for your DD, but the layout is better. An integrated living space and kitchen is a deal breaker for me, its a space cheat, you've lost a room, and the logistics of cooking, washing and supposedly relaxing in the same room just don't work in the way separate rooms do.

A garden is a must. That outdoor space will be appreciated more by your DD, and bring a better quality of life, than a bigger bedroom but no garden.

One on the left. We rented one like the right, just dh and I while pregnant with dc1 and the open plan was a pain . Plus I was so envious of my neighbours with gardens.

What size are they both?

For me personally, I wouldn't want the kitchen and living area all in the one space. Listening to the washing maching churning away all evening while I'm trying to watch the telly, eat a meal, read a book - it would drive me crackers.

Allthough the first one has a tiny 2nd bedroom, I would go for that one.

@Fooksticks did you stay living there once you had DC? How was that?

@Nousernamesleftatall there is quite a difference in size - first one is 65m2 while the other one is 74m2.

@propertymummy No, we moved when dc1 was 3 days old the whole other thread

Having outside space/easy access to it really is priceless with DC. We moved to a 2 bed house which was the best thing for us to do.

@Fooksticks thank you for getting back to me. We've only ever lived in flats without a garden so am not sure what we are missing. With DD being a bit older, I wonder whether she would be more bothered about a small bedroom or lack of garden

Are there no other options you like? With £150k difference in price I’d expect there to be more choice in between

Also, as with any flat, check to see what the lease lengths are and ground rent, management & maintenance fees, as well as any planned works if any section 20 notices have been issued. New roof or painting render etc with scaffold can end up costing £££

Definitely go for a garden if possible, post covid flats without gardens or room to WFH are so much harder to sell.

there is quite a difference in size - first one is 65m2 while the other one is 74m2.

That's pretty significant, although I guess you can factor in the garden for extra storage space. That said, the garden wouldn't swing it for me, neither of my DC set foot in the garden by the time they were at secondary. They need bedroom space to hang out in more as they get older.

there is quite a difference in size - first one is 65m2 while the other one is 74m2

Admittedly my eyesight is not what it was but looking at the room sizes, I'm not seeing how? I make flat 1 bigger in terms of the useable room sizes, so even if flat 2 is technically bigger it's presumably mainly hallway or bathroom or whatever that's making the difference. The main living space in each of them is roughly equivalent but in flat 1 you've got a whole separate kitchen as well. (Granted they probably measured into the bay window in flat 1, but still).

Also, is that some sort of handy cupboard in flat 1 in the hallway? Do not underestimate the value of a handy cupboard.

I would 100 percent go for the one on the right. As DS got older ( now left home) he really needed his own space so a decent sized bedroom would be a must for me. We tend to pretty much live in our ( small) kitchen diner anyway so that wouldn't bother me too much (and stays warmer on winter evenings after cooking). £150k cheaper would also work for me. ( Less interest- and uni costs in due course are high...)

I'd go for the one on the right. Before long your DC will be using their bedroom more and want more privacy and the small bedroom on the left will be a problem.

I've lived with an all-in-one kitchen-dining-sitter and it's fine provided you use furniture to zone the room- so your dining table would be best by the fireplace then put your sofa with its back to that area with TV on the wall to the right. (Just an example- obviously see what actually works in the room.)

Hi, sorry just realised I got the sizes the wrong way round.74m2 is the one on the left and 65m2 is the one on the right. My head is clearly all over the place

First one - possibly I'd give dd the back bedroom, we'd take the front, reception room with enough space for bed, storage, wardrobe sofa & tv.

Is the kitchen big enough for a table & chairs? The tiny bedroom could become a home office or be knocked through for bigger open plan space including sofa .
What's the garden like ? When does it get sunshine? Can you make it feel secure, room for bistro table & chairs?

House one.

I'm assuming the kitchen and lounge lead out to/look over the garden?

Use the existing larger front bedroom as a lounge.

Extend the tiny bedroom into the lounge to create 2 decent sized bedrooms at the rear.

Looking at measurements the one on the right-hand side is SO tiny, with a reception and living room in one space, It would kill me to sit on the sofa next to an oven
the one on the left seems so much better

Agreed, the bigger one probably makes most sense despite the tiny second bedroom.