Which house?

[kirkgate]

Love our current home. The right size, a lovely south facing garden. Very private, modern layout that works for our family. Rural but not the ‘nice’ postcode, 5 minute drive to primary and out of catchment for the secondary we want. Decorated and finished how we like. We are very happy and comfortable here.

Had an offer accepted on a character property in a neighbouring village. Will be lovely when finished and a similar size to what we have, albeit maybe not quite as good a layout. Smaller, north facing garden but confident we’ll have some sun until 6ish due to how surrounding properties are situated. In the ‘nice’ postcode and catchment, nice part of the village, walking distance to primary. The ‘Lovely village lifestyle’ with eateries, cafes etc to walk to. BUT will be a big renovation property (with preschool/primary aged children) and we have enough budget to make livable but will take a few years to afford to get it perfect. Including four months very much living in the thick of mess, husband in the industry. Also a bigger mortgage at the top of our affordability but will still afford a family holiday a year.

Feel very conflicted. What would you choose.

I think I would stay put in your position. You are happy and comfortable as you are and would be spending a lot more and experiencing a lot of disruption to make the other house similar to your current one. I'm not sure the nice village location justifies that. I wouldn't personally take on a big renovation with a young family unless it was the only choice. Does the second house put you in the catchment area for secondary?

Stay put

Walking to school rather than being driven is a better option:

Is your husband bored at the moment and keen to do up a house or would he struggle to do whilst completing jobs as part of his work?

You have a lovely house which you love. Don’t throw it away.

Second house is secondary catchment yes. Financially this stretches us but we have got the potential house at a good price and think we’ll add a decent chunk of equity. Also houses in the new village increase in value more than our village so worried about being priced out in the future and being forced to move anyway before secondary.

husband in the trade but will be contracting trades. House has a small (cramped!) annex that we can use to keep out of the mess until upstairs is ready.

What are the roll projections for the secondary? Is it possible that due to the decline in births you might be in the catchment of secondary by the time kids are old enough to go to it or is there 0 chance?

If the opportunity has come now to set yourself up for the teenage years, I would take it. You will be thankful in years to come, should you ever look back.

So many ‘pluses’ for the location once you need to do secondary application:
Catchment, walking distance, more for teens etc.

How long have you got before secondary application?

Well as they always say, location, location, location.

I moved to a doer upper in the perfect location - it is still the perfect location and DC1 is in college now. People who didn’t move when we did are priced out now as property increases more in the better locations.

School is historically very oversubscribed, and increasingly so in recent years. Children in our current village have got in but it would be very much a gamble. I don’t see that changing.

We have five years before application so we do have time. Feel like we’d be putting off the inevitable however. DC is one of only 3 children in their class to live in our village so would be beneficial for them as they progress into KS2 and and get more freedom around waking to school/to see friends etc.

we’re essentially swopping…a lovely new build house and comfortable easy life but with a looming secondary school worry. For….a huge renovation, character property, increased costs but good school, more freedom for DC and better amenities.

For me, I think I'd go for option 2. Won't be great living through a renovation and once it's done, it's done. Also, think about your family life. Much easier for your DC to see friends in the holidays as some are likely to be very local. You and they will appreciate local amenities, now and especially as they get into mid teens plus will want somewhere to go with friends sometimes.

re the garden - if you stay, once DC are older, you probably won't need so much space. We have a north facing garden and have an area on the north east elevation that has constant sun, so it's not all bad.

It might take a while to get option 2 how you'd want it, but chances are if you stay in your present home in a few years you'll have to start making renovations, ie new heating, bathroom, kitchen.

I'd see it as your current house is good to sell and the other house will eventually be as good as what you currently have, if not nicer, with the added bonus of being in a very nice sounding area.

Given your update on the secondary situation I would move sooner rather than later. If the new house is as good as you’re likely to get then might as well go for it and make the best of the better location.