Which apartment would you choose?

[FreeBeeBird]

Family of 3 with DC in pre-school, we live in the London suburb and are about to purchase a home.

Flat 1 – An ugly looking (at least for my taste) block, probably from the 70s. Very well maintained, with concierge and very well kept front gardens and entryway. Flat is a huge 2 bed (90 sqm) with a beautiful river view and lots of natural light. 4th floor with a lift. High maintenance fee of £250 per month but you can see the building is really well looked after.

Flat 2 – 1st floor conversion apartment, pretty looking building, flat inside is much smaller, also a 2 bed but 68 sqm. Share of freehold, peppercorn ground rent and £150 maintenance fee.

Location-wise, both are within a few streets from each other and in catchment for our fav schools. Flat 1 is on a noisier road but has that lovely view + massive windows and natural light which make up for it. It’s really impressive inside, I just wish I could get over the outside.
Both with a lease of 900+ years.

With preschool kids, the bigger space would get my vote, all things being equal. And a purpose built block probably has better soundproofing than a conversion.

But for the first one check how maintenance fees have increased over recent years or if they are fairly steady. For both, check if there is a good chunk saved up for any major maintenance issues (this may be more of an issue on the one with lower monthly fees if suddenly major works are needed)

Another key question for me is if 3 is going to become 4, or are you planning to move in a relatively short time? Then I'd be looking at which would resell better, because you can probably live in either but don't want to get stuck if you need to move on.

@BeBopBeBop no plans to have another DC and ideally we'd stay in this place for at least 5-6 years.
Based on what I can see by observing the market, both properties have the potential to sell quite well as they are both placed in a desirable location.

How old is building number 2? If it's a very old building, possibly more chance of expensive repairs.
Flat number 1, check no issues with RAAC concrete.

One sounds more practical. If flat 2 has no lift, that would be a pain with a little one

Flat 1. How much time do you really spend looking at the outside of your block of flats?

Flat 1. You spend more time on the inside looking out than on the outside looking in.

@Xyz1234567 what is that? Do surveys typically cover these things?

@MrsMoastyToasty I know! I hate myself for letting this affect me so much, it’s a stunning flat inside

Flat 1, without question

Flat 1. As others have said, you spend your time on the inside looking out! I would also prefer a flat with a lift and concierge.

@landscraped interesting! because of the floor space?

Conversion flat may have serious soundproofing issues... I would also go for the 1st flat.

Flat one. Flat 2s soundproofing will be shit and the lift will come in very handy.

Flat 1 - you'll spend seconds seeing it from the outside each day, but a few hours inside. Winter can seem a long time in this country and a larger flat, with view and good light which help a long way. Also, if you have guests or your DC wants friends after school which can easily happen even in reception, then it's nice not to be on top of eachother.

One thing that might sway it for me, is if one felt like it was in a safer location.

Definitely go for flat1, 1970s properties have great light and airy rooms and as others have said the additional space will be a godsend.

Having lived in a conversion flat I'd never do it again because the noise transference was a nightmare.

@Toomuch44 no location is basically the same, just 2 streets away. Flat 1 is on a main road but overlooks the river and a big park on the other side whilst flat 2 is in a smaller, residential street

I disagree with everyone! I live in a conversion and can't hear my neighbours at all. It depends on when the building was first built - older properties are often much more solidly built than new ones, and I've heard that new-builds can have a lot of problems with sound insulation. So I'd say it which would be quieter entirely depends on the respective buildings. Flat 1 has better space, but with only one child, that may or may not be much of an issue for you. More space is nicer to be in, but also costs more to heat and decorate and maintain. With a pre-schooler, the lift to the 4th would be more convenient than a walk to the 1st floor, except if the lift's ever out of action. And once DC is a bit older, wouldn't it be preferable for them to get into the habit of walking up stairs rather than taking the lift? Upshot: I think you should take the flat that you would feel happiest in. An unhappy mum makes for an unhappy family.

It's the aerated concrete that's been all over the news lately, especially with regard to closing some schools because they have been deemed unsafe. It should be covered by a survey but I'd make especially sure. It came to my mind as you said the flat was ugly and 70s built.

Flat 1 gets my vote for the bigger floor space and what sounds like amazing views.

https://www.bbc.com/news/education-66669239

Id go flat one as long as it doesn't have any of that airated 'concrete'. Ive lived in a house I didn't like the outside of and over time I stopped noticing it. I missed it ugly outside and all for a while after we moved.

I would do your dut diligence on flat 1. My cousin is selling her ugly 70s block flat currently. Lift is forever not working and the roof needs replacing which will cost all owners a LOT of money within the next few years.

Get a survey by a firm that specialises in flats and then go with your gut.

For Flat 1, I’d be concerned that massive windows + built in the 70s = either freezing all winter or sky high fuel bills.

Also, I’d always go for share of freehold if I had a choice.

For me it would definitely be Flat 2 - it will be smaller for the same money because owning a share of the freehold is an asset in itself.

The quietest one, regardless of how it looked.

I’d be worried about noise in the conversion.

I’d also be worried about the cost of the lift, and concierge in the 70s one. I live in a leasehold 50s building so not generally put off by service charges like some are, but concierge and lift are two of the most expensive things and would worry me about getting more expensive.

Wouldn’t be concerned about any of the other things you’re concerned about :)

Not super helpful I’m afraid!