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Original poster

Cute cottage or modern build?

35 replies

OhamIreally · 05/10/2023 10:33

Just daydreaming really. Live in a London. In a few years my plan is to move to Yorkshire.

I've been looking at some beautiful cottages for sale online including one in Staithes with stunning views.

As with all my daydreams I have ruined it by worrying about insulation, cost to heat, maintain etc.

So what do you think? Approaching 60 would you go for the cute cottage or something modern, well insulated?

Top of budget would be £400k, preferably less.

I am from Yorkshire and know it's a big county by the way Smile

OP posts:
Autumnunmasks · 05/10/2023 10:34

Cute cottage that's been updated and modernised would be my choice!

fridaynight1 · 05/10/2023 10:35

Cute cottage that’s been modernised

Pr1mr0se · 05/10/2023 10:42

Do some research on the maintenance and insulation - the estate agent should be able to tell you these details. Then you'll know what is affordable. Old cottages frequently have very think walls and open fireplaces so insulation isn't such a big problem as modern builds. If you're looking at cottages in the countryside it's just as important to check which way the wind blows in the winter!

Pr1mr0se · 05/10/2023 10:44

Maybe if you get a chance, go and stay in a holiday cottage in the area you're interested in buying. https://www.yorkshireholidaycottages.co.uk/north-york-moors (This website is nothing to do with me by the way, just a suggestion.)

North York Moors Cottages

Enjoy a holiday in the magnificent North York Moors, one of the UK's most beautiful national parks.

https://www.yorkshireholidaycottages.co.uk/north-york-moors

Original poster
OhamIreally · 05/10/2023 11:01

Great suggestions thanks.

Never thought about which way the wind blows.

I confess I have got used to the warmer weather down here and have become "nesh" (hate the cold).

OP posts:
GasPanic · 05/10/2023 11:05

Had a look at some of the "cute cottages" up there and my god it seems like an EPC horror story.

I guess if you are arriving from London you might have money to burn - literally.

I guess there is the dream which is probably the cute cottage with the great views and the reality, retirement in a freezing cold shoebox in a damp foggy climate.

Original poster
OhamIreally · 05/10/2023 11:09

Ha ha @GasPanic that's exactly it! I can't even enjoy my daydream I'm straight on to the cost to heat!

OP posts:
BristolBlueGlasses · 05/10/2023 11:30

In my experience well modernised very old buildings are no harder to keep warm and dry than say a house built in the 1960s or 70s. I've lived in an icy 70s bungalow with appalling condensation and a cosy Victorian house...a lot depends on the house.

Have to say that I've moved a lot (15 times) and have found the EPC is often a load of rubbish. Estimates of loft insulation (without lifting a hatch) and high weighting given to light bulbs (which you can cheaply and instantly change) make them next to useless.

Something else to consider (sorry!) is light level. Some old properties have small, deep set windows, perhaps not on all sides of the house. If you are retired you tend to be at home more during the day and it's amazing the difference poor light levels can make to your well being and mood. A north facing room with a small window might be cool and lovely in June but will be permanent gloom from October to April.

NinNinJin · 05/10/2023 11:32

I'm like you OP)) in the morning when my current Victorian house is cold and miserable I dream about an insulated new build. By midday once the sun is shining again I start thinking about period character properties. Total 50/50

NinNinJin · 05/10/2023 11:34

Oh and when money lives my account every month for heating I'm almost packing my bags ready to move into a flat!

GasPanic · 05/10/2023 11:55

BristolBlueGlasses · 05/10/2023 11:30

In my experience well modernised very old buildings are no harder to keep warm and dry than say a house built in the 1960s or 70s. I've lived in an icy 70s bungalow with appalling condensation and a cosy Victorian house...a lot depends on the house.

Have to say that I've moved a lot (15 times) and have found the EPC is often a load of rubbish. Estimates of loft insulation (without lifting a hatch) and high weighting given to light bulbs (which you can cheaply and instantly change) make them next to useless.

Something else to consider (sorry!) is light level. Some old properties have small, deep set windows, perhaps not on all sides of the house. If you are retired you tend to be at home more during the day and it's amazing the difference poor light levels can make to your well being and mood. A north facing room with a small window might be cool and lovely in June but will be permanent gloom from October to April.

I have doubts about some of the rest of the stuff you have posted here, but the stuff about light bulbs is definitely not correct.

Replacing normal for low energy gets you 1-2 points out of 100. In no way can that be considered "high weighting".

"In the domestic home, low energy lighting only raises the EPC rating a small amount.

So for example to go from no low energy lights to 100% low energy lights only raises the EPC rating by 2 points."

https://epchome.co.uk/how-to-tell-if-a-light-bulb-is-energy-efficient/

How to tell if a light bulb is energy efficient

Want to save energy by fitting low energy lighting in the home? We show you a simple technique in identifying the type of lighting you currently have and if your current light bulbs are energy efficient. So start reducing your energy bills today.

https://epchome.co.uk/how-to-tell-if-a-light-bulb-is-energy-efficient

KievLoverTwo · 05/10/2023 12:20

In the future, I think the cute cottage will only be the domain of the very cash rich.

People getting turned down for mortgages on homes with poor energy efficiency is already happening, and due to the costs of rebuilding rising so much, the insurance is eye watering - I was quoted £1340 in May.

I am in an old homes Facebook group and I am increasingly seeing people being turned down for insurance for a myriad of reasons actually. I guess it's a combination of horrible building/fixing costs and insurers becoming more risk adverse the more it looks like a recession is looming.

I think it's possible to keep them warm under the right circumstances. For example a terraced cottage somewhere that gets the sun and is not surrounded by tall trees and isn't massive and has double glazing will be easier to heat than a five bedroom detached on a hill surrounded by woodlands.

I definitely wouldn't buy one in Staithes where the winds are likely to be brutal!

It's hard to tell whether they'll end up being a liability or asset to sell on in the future. Theoretically they should maintain prices because there's a finite stock, but in practical terms, at least right now, buying an energy money pit is a worry. It's something I would have to give a lot of consideration to if I had kids.

Perhaps, in future, if we sort our own energy supply out, it will be much less of a concern.

It is the dream though. One I still haven't been able to completely give up on yet.

Octavia64 · 05/10/2023 12:22

Cute cottages can cost a bomb to heat and not be very warm despite spending all that money.

I am now in a cheap to heat new build.

Abra1t · 05/10/2023 12:27

Heat pump are the two words to bear in mind.

our cottage is off-grid and we use oil. Our boiler is fairly new and efficient. But we are being nudged towards heat pumps, which will probably mean a huge expenditure on new radiators and possibly underfloor heating as the current radiators won’t be able to manage. I’m dreading the possible future disruption already.

FurierTransform · 05/10/2023 12:41

It's really horses for courses. There are obvilous tangible valuable things in a new build, as you mentioned- insulation, plumbing that works etc etc.

You just have to work out how much personal value you put on the cute cottage aesthetic.

LovelyMMOG · 05/10/2023 12:46

I would always go for the cute cottage, unless you are on a very constrained income. The joy of having a house you really love with a great view is hard to beat and worth paying for, if you can.

GasPanic · 05/10/2023 12:52

KievLoverTwo · 05/10/2023 12:20

In the future, I think the cute cottage will only be the domain of the very cash rich.

People getting turned down for mortgages on homes with poor energy efficiency is already happening, and due to the costs of rebuilding rising so much, the insurance is eye watering - I was quoted £1340 in May.

I am in an old homes Facebook group and I am increasingly seeing people being turned down for insurance for a myriad of reasons actually. I guess it's a combination of horrible building/fixing costs and insurers becoming more risk adverse the more it looks like a recession is looming.

I think it's possible to keep them warm under the right circumstances. For example a terraced cottage somewhere that gets the sun and is not surrounded by tall trees and isn't massive and has double glazing will be easier to heat than a five bedroom detached on a hill surrounded by woodlands.

I definitely wouldn't buy one in Staithes where the winds are likely to be brutal!

It's hard to tell whether they'll end up being a liability or asset to sell on in the future. Theoretically they should maintain prices because there's a finite stock, but in practical terms, at least right now, buying an energy money pit is a worry. It's something I would have to give a lot of consideration to if I had kids.

Perhaps, in future, if we sort our own energy supply out, it will be much less of a concern.

It is the dream though. One I still haven't been able to completely give up on yet.

I feel the same. I think energy prices will rise rapidly from here moving forwards.

Cash rich, or a lot used as holiday cottages/second homes rather than in the winter.

At the moment I think EPCs are not great, but certainly better than nothing.

Houses fall into three categories for me. Ones that are energy efficient, ones that are poor but can be improved and ones that are poor but are very difficult to improve.

I think most modern builds either fall into the first or second category. Most "cute cottages" fall into the third.

I guess the good news is that people are becoming increasingly aware that this is an issue and are taking it into account on their purchase. So long as people go into these purchases with their eyes open on what the costs are going to be I think it is fine.

PinkRoses1245 · 05/10/2023 12:54

Neither, my opinion. 1930s-1950s houses are generally the best, very solid and roomy. Not prettiest.

KievLoverTwo · 05/10/2023 13:03

@PinkRoses1245 if OP is determined to live in N Yorks she will be restricted by the housing stock.

In a lot of North Yorkshire your choices are very old stone cottage, 1970s houses in some places (but not the quaint villages), new builds, and NOTHING in between.

There are a few places with 1930s houses such as Harrogate but that location comes with its own problems.

It's very limited, unfortunately.

Original poster
OhamIreally · 05/10/2023 13:53

Houses fall into three categories for me. Ones that are energy efficient, ones that are poor but can be improved and ones that are poor but are very difficult to improve.

I think most modern builds either fall into the first or second category. Most "cute cottages" fall into the third.

Yes I think this would be the concern, that I would end up with a money pit with no way to improve.

To expand further on my intention, on purchasing I intend to bring the property up to the best spec possible to keep future costs down. So, really good double glazing, insulation, efficient method of heating (solar panels). I'm currently in a flat (share of freehold) and replacing the windows and the lightbulbs made a massive difference. Service charge is high so I want something freehold that I can improve to drive costs down and energy efficiency up.

Could that be achieved in a 1930's terrace? I'm not looking at Harrogate. West Yorkshire would be more up my street (pardon the pun).

OP posts:
midgemadgemodge · 05/10/2023 14:00

Older properties will be limited in terms of wall insulation even if you do roof and windows - the difference from out 1950s house to this one is a hundred or more a month in terms of bills and it's never as cold/hot

Original poster
OhamIreally · 05/10/2023 14:29

@midgemadgemodge so you moved from a 1950's property? To a more modern one? Do you mean it's cheaper now? Sorry it wasn't clear.

OP posts:
midgemadgemodge · 05/10/2023 14:54

Exactly

Sp1ke3 · 05/10/2023 15:05

I live in the freezing cold North, in a Victorian cottage. It’s directly in the line of the wind and rain, on the top of the hill.

We have loads of natural light. We also have good roof insulation, decent double glazing, well maintained structure and a fantastic wood pellet central heating system. (The pellet system is way better than any heat pump we looked at).

For those of you who think that the North is cold and damp and that old houses are awful, you’re absolutely right. Please stay in the over-crowded South. You wouldn’t like it here, there are bears and wolves and things.