Which house would you buy- newish build or doer upper?

[Purple89]

Really struggling between two houses! Such a big decision and I know ultimately it's one my DH and I have to make but very grateful for any insights or thoughts others have to help us decide.

House 1
Victorian detached.
Visually stunning - a show stopper from the outside. Period features.
750k so top of our budget but will have some savings to do urgent work when we first move in. However will take us a long time to get it how we want it, we both work 4 days a week each and have a toddler.
Needs as a minimum- chimney fixing, cellar tanking, downstairs loo reconfiguring (it's accessible only from the outside at the mo), garden clearing (it's a total mess). Kitchen isn't fitted. However, it is liveable.
Beautiful views, affluent and highly regarded area, and in the catchment for excellent state schools (have a nearly 2 year old DD).
Garden needs clearing out and doing but would be nice big garden for DD.
No garage but there is scope to add one given there is a space for it, and there is a driveway.

House 2
Newish build (maybe 5 or so years ago).
Stone built and a pretty house but not as visually beautiful as house 1.
Seller built it themselves to live in so everything very high standard. Beautiful kitchen and bathrooms.
Detached
In a lovely village which seems very friendly and family oriented, but area is not as 'prestigious' as House 1. However, on a nice cul de sac (not a new build estate). Walking distance to local pub and shop, park and village hall.
Local schools rubbish so would send her private. However, the private school is excellent and walking distance from this house.
We wouldn't need to do anything to it apart from make it our style.
Garden is smaller than house 1 but already done.
600k price tag so 150k cheaper than house 1.
There is a single garage.

Both are similar size.

Argh we are TORN. Any thoughts welcome!

I’m a house 1 person but from everything you have said I think you are a house 2 person. It’s really important that you are realistic about your individual personalities and how you work as a couple if you do a renovation.

I love doing it and over the years have a network of trades who I can call on and will generally turn up and do things eg. Plasterer turned up one Sunday morning to plaster a new stud wall for £170 so kitchen could be fitted and an electrician who won’t jump into a full wire as default option . Things like that make the world of difference to the whole experience.

Same.

Bought my 9 year old home 2 years ago and it’s absolute bliss not having things breaking constantly or feeling obligated to spend all my spare time diy-ing.

It’s given me back so much time for hobbies and socialising.

Thanks so much everyone. This has been really, really helpful. I've slept on it and the comments that really cinched it for me were about the fact we have a small DD. As I'm having only one, my time with her is so precious. I don't think I can accept the amount of time that will be taken away from that by doing house 1.

I also am such a control freak I don't know I could cope with the stress of a big project.

I also like how flat and accessible the area is around house 2. Like the idea of walking her to school, of pottering to the shop and playing at the local park. Whilst the area around house 1 is stunning and so desirable, it is very hilly.

I think I'm going house 2.

Thanks so much everyone!

House 2 every time. I've lived in old, pretty houses and they are inevitably freezing, or total money pits, unless you have big pockets I just don't get the appeal. I don't want to live in a building site, I love my modern well-built house!

If you both work full time I would say choice is whatever makes your life easier and less stressed. Eg long hours at private school is easier than local school plus various after school activities or childminder. Child can walk to school - saves so much time in the morning.
If you are SAHM perhaps the Victorian one.

You're heating bills should be much lower in house 2. That's another consideration.

I think you made a good decision.

Our house is only 30 years old, but it has turned into a money pit. Updating the bathrooms has cost more than 30k alone and we’ve spent a small fortune on redecorating, carpets, curtains, lampshades, sofas etc. All these things add up so much. Garden fencing was £££ and now patios need redoing. Boiler and oil tank are 30 years old. Ad hoc plumbing issues needed sorting… these aren’t even reno costs really, but even on two decent salaries and some inheritance it’s been a squeeze.

Wooden windows now need replacing and quotes are coming in at 25k plus. We wanted to fix the conservatory but it’s a cost too far. It feels like the house will never be as we envisioned it.

I thought having work done would be “fun” - very naive of me!

The other thing I think is important, is that you never own the view. Here in our village, some people bought a house for £1.5 M a couple of years back and have spent a small fortune on making it “theirs”. They spent £100k on the garden alone, and apparently it’s stunning. The owner of the field they look onto has died, and her sister is applying for planning permission so she can sell it to builders. I’m gutted about that, can’t even imagine how they feel.

Good decision I think -Also @Purple89 getting new builds that are individual and not on a big estate is a real boon. I've lived in around 20 houses ( we rent nice homes ) and the best 2 have all been less than 20 years old but not on estates - kind of area where they've slotted in 5 houses etc- warm, more than 1 bathroom, downstairs loo , utility room, good kitchens etc - it made me very aware if we bought what I would be after. I love a beautifully done up older home where they have spent a great deal on insulation, heating, windows etc- ( our current rental is like this- late victorian but hundreds of thousands spent on it- ) but the clue is I would rather be in the position to buy one 'done up' -- another biggie is it isn't that easy to get good tradesmen these days in a timely or affordable way and you could end up with a permanently half renovated house, and as you rightly say I think your time is way better spent enjoying your child , focussing on work etc -

Have you tried putting a lower offer in for house 1 stating what needs doing? I love old houses. Plus as has been said you'll have to pay school fees with house 2.

Oh you've decided. I hope you'll be very happy there.

I was house two until you said

Whatever we decide, this is our forever home now and our home to raise our little girl in. So i know we have to make the decision carefully

which if that's the case, I'd go for house one. You don't need to do it all right now, just as and when. If it wasn't to be your forever home, then I'd go for house two.

When you think about buying house one do you ever think what ifs? about house two?

Ahh, just saw your last post. Sounds like the best decision and I hope you'll have a wonderful life there 😊

Great you have made a decision. It’s so unsettling when you don’t know what to do. Feel sure you will be very happy in your new home.

I'm a sucker for a period property - and would never buy a new build. The work you describe isn't really that extensive.

Number 2 sounds like a far better option, and "ready to move into".

Don't be swayed by external beauty. I nearly was when I was viewing. I went to see a 3 storey house on a relatively new build estate, that was built in the gorgeous orangey-coloured stone that comes from this area. It looked utterly charming.
But inside just didn't hit the mark. All the space was upstairs in the bedrooms. All there was downstairs was a smallish kitchen and quite a dark lounge (no bigger than what I have now). The garden was also tiny, half on a slope and massively over-looked.
But yet I STILL strongly considered making an offer based purely on the outside.

But then I slept on it, and thought "how often do you actually spend looking at the outside of your house?" The answer is: Not much.