How much does living on an A road devalue a property

[Squidgysquiffle]

Basically there is a very small area we want to live in, because of school catchment and proximity to station. Not many houses really come up for sale and because of school applications we don't have unlimited wait time (plus our buyers are not likely to be that patient)
There are 2 houses we like within that area and both are on for the same price. One is on the main road but is perfect inside, the other is on a lovely quiet road (but only about 300m away from the first) but would definitely benefit from a single storey extension to the rear. Which would you say is likely to be the better buy, all things being equal? I'm leaning to the quieter road but not sure...

People with conditions like asthma and allergies likely prefer the road that has less pollution. Others may also want the road with less noise and easier parking. Near me the price difference would be around 5-10% (on houses around 500k).

The quieter road.

Also, you may think you need the extension and when you move in realise you don’t. That’s what’s happened with our recent move.

It's not just the price it's the fact that you are limiting the number of people who will even look at it.

I'm looking at the moment and a beautiful house has come up, but I won't even look at it because it's on an A road, I don't want 60 mph traffic passing my door.

You need to only focus on what matters more to you rather than other people. Do you want to live on the busy A-road?

The devaluation will work in your favour when buying it, and against you when selling, so ultimately what does it matter?

I mean it's an A road but not an especially mad one. It's a 30mph and it's only 1 lane each way. It is busy but not crazily so. But yeah I am thinking quieter road is better. Probably.

I would never even look at a house on a A road. It's not just the traffic now you've got to consider that even a quietish A road will most likely have more traffic in say 5-10 years.

Yeah I agree with this. I'm just trying to think whether they're both priced correctly really. Because I can't decide easily which is the better buy. I do think they probably are both priced about right at the same price, although busy road house is about 150sq ft bigger. Quieter road house has the nicer garden too.

Thanks. Opinions like this are quite helpful. It's interesting to see that we'd likely be lowering the pool of potential buyers if / when we want to sell

Another poster saying I never look at houses on A roads - it’s a shame as there are some lovely Victorian villas near us on the main roads

I would go for the quieter road definitely, if you have the choice. My sister just struggled to sell an immaculate house that was not on but next to an A road. Lots of people were put off by the noise. We were looking at a house near a busy road a few years back. Didn't buy it for other reasons, but on the searches there was something relating to the air quality. However if it turns out that you don’t have the choice, lots of people live very happily on main roads. You would just need good windows. Good luck with the move.

What it's like to live on a very busy road, like the ones going into London? Curious to know. Do the people sleep at all in these houses?

This was the main reason we decided against putting an offer in on the ideal house about 5 years ago. If only it hadn't been on a busy dual carriageway, it would have been perfect! But then, it probably would have been out of our budget 🙄

In the end, we decided against moving and it worked out for the best 👌

I would never buy a house on a main road. Have lived in houses not far from Main roads - but right ON a main road. Not for me

We looked around a beautiful house on a 30 mph bit of main road. The house was beautiful but the sound and sight of cars going past intermittently was really intrusive (and the house is still for sale a year later). I think there can also be a big difference between rush hour and normal time so definitely go at both if you haven’t already. If you haven’t already maybe also look at the air pollution scores for both addresses and think about whether that is ok with you and your children. I wouldn’t say never because I’ve looked around several houses on main roads before so it isn’t an ‘I wouldn’t even look’ criteria but unless you are really not aware of the noise when inside the house I think it would be difficult.

A 30mph road that isnt particularly busy sounds ok really! It shouldnt be excessivly noisy at 30mph, particularly as we move to more electric vehicles.

However, it being well-decorated might not sway me much if theres mirrors, pictures etc on walls, and if tgeir taste wasnt exactly the same as mine. I would value a better garden

This is also very helpful. DH and DS both have mild asthma. Hadn't really thought about the air quality. It's a London a road but it's not the north or south north circular or anything as busy as that. Probably is a bit polluted though. Buses would run past. Handy but stinky.

Thank you everyone for the air quality thoughts. I just checked and the a road comes back as "very high" and the side road "high" so it does make a difference. I think that's sold me tbh. The side road is 2 points below where I currently live so although it's high it's ok for us I think.

This.

I mean, a 30mph road is a normal road where millions of people live. Quite different from a National Speed Limit road.

Then, it depends on how long your driveway / front garden is; if you have trees between you and the road; even if there is a service road, or if there is a wide pavement then another verge.

Our house is on a fairly busy road - not an A road, but a lot of traffic - and for us, it meant we got a FAR bigger house (and it has a long garden too) because it was priced, knowing some people wouldn't buy it. We've been very happy here for 20 years + and the space we've had has been brilliant for our family through all those years. Of course, when we come to sell, we know we won't get as much money as a house the same size on a quieter road, BUT we paid a lot less when we bought so it balances out.

Thanks @NewName24 yes it's definitely a "normal" road. And there are plenty of other houses on it. But also shops and a station so it is pretty busy. Buses go past too.
We would get more for our money. But we COULD afford to extend on the quieter road. It's more the hassle of the build work that puts me off. But right now the busy road doesn't have off road parking so we'd need to get that sorted or we'd struggle.
Going to visit both again over the weekend, just to hopefully decide.

when you say intermittently how frequently are we talking?

I am not sure being on an A road would significantly devalue a house maybe more like it would appeal to a smaller pool of buyers.

I can’t remember exactly but what I mean is it wasn’t a steady noise (like you get from a constant stream of traffic, like a main road going into a town or a dual carriageway). There was some quiet, and then you heard the car (or a couple of cars) approaching. Maybe it was like one a minute? But the fact it was silence alternating with car noise made it more intrusive somehow I suppose because it was unpredictable.

I live on a 60mph A road (not dual carriageway). Got good double glazing, set well back from the road with trees and a thick hedge. Rarely think about it except on threads like these. We're completely used to the traffic, only get woken occasionally e.g. last year the police helicopter landed outside which woke us all but a couple of lorries or tractors wouldn't.

However, I do appreciate we will struggle to sell when the time comes - our neighbours have been on the market for years (although their house also has other problems like lack of planning permission, overpriced and overlooked . . .)

OP I'd probably go for the quieter road. We have a bus stop and footpath outside; nosy people wandering past at all times of day and night are a nuisance.

I live on an A road (4 lanes, 30mph) - it’s maybe a small bit noisy but triple glazing works a treat. All the houses sell fairly quickly too. It probably was a bit cheaper due to location but much bigger than other houses we looked at in same price range.