Newbuild dilemma!

[Thedreamer28]

Hi everyone, I need some help. We are looking to buy a newbuild 4 bedroom property. We have 2 options. The 1st option is a 3 storey with large bedrooms and 2 bathrooms. But the downstairs layout doesn't work well for us. There is no hallway just a small square space. Then you step into the living room which isn't very wide and from the living room you walk into the kitchen which has just enough room for a table and 4 chairs in the middle.
The second option is a 2 storey house with 4 beds, 1 bathroom and the kitchen is more spacious with a proper area for dining and would easy fit a table and 6 chairs. It also has a proper hallway leading to the kitchen and living room which are seperate. The only thing with this house is the bedrooms aren't as big!! 2 decent sized bedrooms and then 2 single size ones.

I have 3 young children and I love the layout of the downstairs in the 2nd option but love the bedroom sizes in the 1st option!!

Now im not sure what is best. My kids come in from school. There are a ton of shoes n coats n school bags etc so I need that hallway. I don't like the idea of them having to traipse through the living room to the kitchen. But then I want them to have decent sized bedrooms to grow up in too. It's so stressful. Il attached images so you can see. Not sure what to compromise on here?

I think the 2 storey house is a good layout and a perfectly nice family home. I can’t see anything dodgy about it, I’ve bought three new builds.

We looked at 2/3 storey. We went with two storey for the reason you gave more space and a hallway. Also all those stairs put me off! Ours is three double beds and one single tho. Plus ensuite in our bedroom. Any chance of different designs on layout?

We only have one bathroom for us and two teens, never been a problem. We have a downstairs loo which is an essential for us but the sharing a bathroom works fine!

I agree about sharing a bathroom. It’s shouldn’t be a problem.

2 storey. The 4th bedroom isn't that small, and downstairs is miles better.

Get the two storey. Honestly, the two smallest bedrooms in the townhouse aren't much better. The smallest room on the first floor especially is not the size I was expecting from reading the OP.

Lack of bathrooms is a deal breaker in the 2 storey.

The measurements of the smallest bedroom are misleading though because of the cupboard.

DH and I bought a 3 storey new build before D's was born - different layout with "bedroom 4" which was actually only suitable as an office and a kitchen diner on the ground floor, lounge and master bedroom with ensuite on first then bathroom and two double bedrooms on second floor. We loved it and it worked well for the two of us and then a baby.

We moved when D's was 3 to a 1930s house that had been extended so loads of downstairs space with a smaller upstairs - we lost a bedroom and now have 2 doubles and a box room and no ensuite. Would do it again every time - the downstairs living space far outweighs the extra upstairs room

The two storey. Your 12yo will very likely have moved out by the time the youngest is her age so I wouldn't worry about needing bigger bedrooms all round. There's enough bedrooms for them all to have their own space plus much better living space downstairs. Two loos is good. Two bathrooms might be nice to have but not essential. You've got a big family and you don't want to be cooped up or banished to bedrooms like you would be in the 3 storey.

I will just say that my now grown up DS spent lots of time in his bedroom as a teenager and early twenty something (now left home).

The lack of a 2nd bathroom and smallness of the 4th bedroom would put me off the 2 storey, although the downstairs works well. I'd be tempted to steal some space from the Living room in the 3 storey to create a proper hall. But clearly there are quite major things that don't work for you in both properties. I do wonder who designs new-builds as it often looks as though they haven't factored in how a house will actually be used. It's not ideal that you'd need to do extra work to make either one work for you (eventually). If you plan to move in a few years' time, though, the 2 storey is probably the one to go for.

Tough one but bigger bedrooms and two full bathrooms win over for me.

if it’s not yet built yet is there potential for adaptation? Could you move the wall left a bit between beds 1 and 4 to reduce/increase size and then you have bed 2? The downstairs loo looks big enough to fit in a shower if you rearrange a bit. (Referring to two storey.)

I did ask about changing things n moving walls slightly n they said no its built to plan. The downstairs toilet is built to be adapted into a wet room if needed. So room for a shower.

We are going to hopefully see what comes up on the market. But if we end up going for a newbuild I think for us it will be the 2 storey as the downstairs works for us better and alot of people on here have reassured me that with clever use of storage we could make the smaller bedrooms work for the 2 younger kids.

Thanks for your responses

I've just moved to a 3 storey house, and although it's ok, I'm already not keen on the bedrooms being on different floors. I thought it would be fine, and that I'd find the extra stairs the most annoying thing, but it's actually the opposite way round. You may be perfectly happy, but I personally don't like it now I'm experiencing it. Alot of course will depend on your kids too - my son loves spending time in his room, but my daughter has quite alot of anxiety and prefers to be with us until bed time, so she doesn't spend much time in her room. Definitely go where you feel the living area is the better of the two. Best of luck with your move.

I had this exact dilemma when hen buying. Decided to stretch ourselves to afford the 4 bed detached and never regretted it, especially with kids.

A few who had bought the town houses ended up buying up the detached houses when they came on the market and then incurred all the selling fees and stamp duty