To buy a new build or not to buy a new build?

[newbuyers]

We’re first time buyers and the type of house we want to buy in our desired area seems to be mythical unicorn.

I personally wanted somewhere that needs a little work, mainly cosmetics but I prefer slightly older houses with some character and something that we could hopefully add some equity to by renovating or extending down the line. DH on the other hand prefers new builds. We went to view one today and although I wasn’t what I had envisioned I liked it (didn’t love it).

We’ve been searching for months, lost out on a house that I would call our dream home and moved to rental in the area (to be able to apply for local schools) that has mould and the landlord won’t rectify apart from painting on anti mould paint and telling us to open the windows! I’m just fed up and want to move so considering just buying the new build to get out of this house.

Anyone had a bad experience with a new build? I’m also worried that in a declining market and not being able to do anything to the property to add any value we’ll be stuck there if we don’t like it. But at the same time I’m now worried about buying a slightly older house and dealing with mould.

Please do share your experiences with a new build TIA

I’ve had two new builds and had good experiences both times. One from a national house builder and the second one from a more local one. The build quality is much better in the second one, the houses are thoughtfully designed, the estate is well laid out and we got in early so we have a lovely big garden. the house is very warm, energy efficient, and anything that went wrong in the first two years was sorted by the builder. We had minor cosmetic things - absolutely nothing major.

id buy a new build again

I love our new build, we went for a smaller estate (less than 50 houses). People will tell horror stories of endless snagging lists etc but with a new build, you actually have someone to go back to and get them to rectify any issues. With any other purchase you have to have a very very detailed survey and luck on your side.

sorry no experience with new builds @newbuyers but this is brilliant for mould removal

A new build will typically depreciate in the first 18 months before its kicks into line with the normal housing market price trend. Some will have PD rights removed or limited scope to extend and improve. Go with smaller local developers if you have the option, normally better quality finish and design etc.

Will be back tomorrow with my very positive new build experience!

Had a snagging issue regarding water ingress in one, but that was it.

The new build could be the answer, as long as it’s not one of those developments where houses are leasehold or have management fees or maintenance fees. Around here at the moment there has been a little bit of downward movement in price on 1 development and increased perks . If you don’t ask, you don’t get! If your mortgage is in place might be worth seeing if there is the chance of anything “extra”.

New build house would seem like a relief and joy compared to where you are living now I imagine. But I do think you’re right to worry about adding value. New builds normally depreciate in the first few years as they lose that new build sparkle. Especially on bigger estates where new houses are constantly being added because these then become the most desirable ones. Probably not such an issue in small estates in good locations.

Not necessarily a problem if you intend to stay there for many years. But it could be a problem if you intended to move on in just a few years time as you might not get back what you paid for it.

Personally for a first home I would want to make money - we got a doer upper that was structural good but just needed modernising inside. Made very good money within 7 years here and are using this in part to move on to a 'forever' home. We did the work mostly ourselves, apart from the new kitchen. I took a long-term focus when we bought. My other half was not keen but can now definitely see the benefit of what we did!

I bought a new build and it was fraught with problems and the developer / NHBC didn't want to know . As an example of an irritant not fault the houses were sold offering white bathroom suites but it was grey . The developer kept saying it was sunlight changing the colour .
There is a massive 6000 house new town being built locally and the site manager was saying they usually get 12 weeks to build each house but these are literally being thrown up in 10. No way would he buy one .
No I would not touch new build just like I wouldn't touch leasehold .
The whole housing industry is a disaster in this country .

I bought a new build and I love it! I needed to be in a particular school catchment and it was the only thing I could afford. We have now been here 18 months and it’s fantastic, I love that it is all shiny and new and has high-end appliances and fixtures and so on. It’s incredibly well-insulated and our energy bills are ridiculously low (we’re in NZ though so obviously don’t require as much heating as people in the UK would).

It’s a small development of 13 homes. We do have management fees but the bulk of it covers buildings insurance which you’d need to pay for anyway. There is a very minimal charge for admin and for lawn mowing/gardening of communal areas.

I do sometimes stop and think, it won’t increase in value as much in the coming years as what an older house would have. And because prices have decreased, if I’d held out maybe a year or so I might have been able to buy something older. But, it would have needed work doing which would cost more, and would take time that I don’t have. And because of my age I didn’t really have another year to wait. So time will tell whether it ends up having been a really bad investment but maybe it’s more important that it is perfect for us right now.

I've had 3 new builds over the last 25 years and the quality just gets worse. Work is all subbed out so it's pot luck on quality.

If you do go for new build then:
Get a full structurally warranty
Get a full snagging survey
If its not an NHBC warranty, check who the warranty is with, have a look on the insurance Ombudsman website using the 'underwriter name' not the broker to get an idea of the service you will get.
Use a good solicitor not the develeopers or a cheap online conveyencer.
Get good legal advice about getting 2 year snagging written into the contract not relying on the warranty and when to stage surveys for maximum protection.
If its a local builder find houses they have built before and knock on doors and ask about the quality and service.

Dont trust the word of any estate agent and builder and get all conversations in writing!!

Building warranties, developers promises to fix snags and building regs are worthless.... protect yourself as best you can.

I'd check how much of the estate is going to social housing as well. My friend is having a nightmare on her new build estate due to one particular house being given to a local drug dealer, people coming and going all hours and just antisocial behaviour. Before anyone comes at me I'm not stereotyping, myself and my friend come from a council estate ourselves and the rest of the tenants on her new build estate are decent working people but it's definitely something to be aware of given that a certain percentage will be earmarked for social housing and complaints from other residents are falling on deaf ears because even drug dealers have to live somewhere apparently.

We've bought one house from brand new, (as did my parents), and we've lived in 1 house nearly new.

We have had very positive experiences. So much so, I'd probably only go new build in future. We've been very lucky not ever having service charges, snagging was very straight forward, price increased on all 3 homes well. And size etc will depend on your budget.l'd ignore anyone saying they're 'pokey', mine definitely isn't...your budget will determine the size, not whether it's old or new.

My tips are:

1. study the plans carefully, understand who will park where, especially second cars and visitors.
2. understand service charges, we've been very lucky to avoid them but they worry me.
3. expect to spend money on the garden, that is the one area our house did met the common issue with new builds, needed digging up and redoing, but even if miraculously it's not full of rubble, it'll need landscaping at some point.
4. go speak to people on the estate you're buying, how responsive are the site management team? How happy have they been?

My new build is perfect. We have had zero problems. It is brand new and I love how fresh everything is, we were able to move straight in and were settled within days.

Having lived in three older properties that had never ending problems I would never go back.

I have had both: a new built flat in London and now a 1930 upper fixer.

The flat was not built that well and there were a lot of snags to fix but it was a good size and OK for a first home. Lots of issues with service charges though.

My current house turned out to be a bit of a money pit with decades of dodgy DIY but I still love it.

If you go for a new built house, research the house builders carefully (the major ones have really poor reputation) and look carefully into estate charges.

Had 2 and both have been great.

1 - was 5 years old and we had it for 5.5 years. Previous owners had ruined it with terracotta paint before the plaster had dried properly, dado rails stuck on with glue, terrible wallpapering. We neutralised it all and sold it for double what we'd paid. No service charges. Some social housing opposite, but no issues (relevant with the next house!)

2 - brand new, no service charges. Been here 20 years now and it's been fab overall. I would say that because everything is new at the same time, everything seems to break at the same time at the 10-12 year mark! Ditto all your woodwork looks like it needs repainting at the same time. Had some water leaks from badly fitted pipes and dripping radiators but otherwise all good longer term. Had a drug dealer down the road, the son of someone in an private house... He was lovely when he was 12! 😂 So think the neighbours is a total luck of the draw thing.

3 new builds here , 1st one was a very expensive, high reputation builder and was amazing no problems

Second one we are in now it's just shocking. There a local builder and the houses were cheap compared to other local new builds so tbh probably our own fault. The night we moved DH had a shower and water came flooding through the ceiling..the lights the fire alarms the lot. Bloody palarva. Build quality is shite and we've had problem after problem it's awful here!!

Third one, we're due to complete on in a few weeks, I'm so bloody excited to move out of here!! We took our time choosing this one lol. It's a local builder again but the most expensive one in the area. I know a few who live in them and they all have amazing things to say. I'll have to update on that one! Hopefully no disasters the night we move in as I'll have a newborn along for the ride🫣

Agree. We have the same at the end of the road we live in now. The new estate we're moving too, the houses next to the social housing are 20k cheaper now as they won't sell!

We're paying the 20k more to live on the other side of the estate where there's no social housing in sight. Unfortunately the odd few ruin it for the others. I know anyone can be a drug dealer council or not but it's more common with council in my experience. I used to live on a council estate as a child so have first hand experience!

A former colleague bought a new build in a posh village in the south east for 2.3 million. The first issue was when they tried to get the phone connected and discovered the sockets were not joined up to anything. The next problem was when the electrical sockets started sparking and set fire to the house and the power company refused to turn them back on until the house was completely re-wired and inspected, again.

It’s not a given that the house will depreciate - I sold my house for 60k more than I bought it for after 4 years.

also some builders looking to cut costs will start building less desirable models of the house as time goes on to cut costs, so my first house had a small separate kitchen and a living/diner and an en-suite to the main bedroom. The houses they started building in the next phase had no en suite and a combined kitchen/living/diner but cost the same as what I’d paid 2 years before