Opinions on house we missed out on

[HelloMoon87]

Hi,

A while back we lost out on this house.

A number of houses came along around there, very similar to this, we want to make an offer. What do you think of this house?

If you want state in that area you really need to focus on catchments.

The bedrooms are too small. Minimum size should be 3mx3m. Smaller than that is really pokey.

Dining room too small - again, 3m is a comfortable width for table and chairs.

Reception room is the same size as my 2 bedroom unit.

Also dislike the toilet in the shared bathroom upstairs. 3 bedrooms need to use that bathroom - toilet should be separate.

Ok I think I see what you mean, you're trying to balance out the bits which are worth sticking to your guns about while you find something as similar to this as possible?

I know what you mean about older houses - for a detached period house in that area would be much much more.

Also can see what you mean re the double garage and that would have been lovely. In terms of what else I'd keep and change of definitely want to redo bathrooms, I would keep the lovely hall almost exactly as is, and if you had a big kitchen diner type thing I'd probably keep the other smaller rooms on ground floor to provide snug/study/cosy TV room or whatever.

It's hard when you miss out on one you had plans for in your.mind but I think you need to just focus on what your next options are..if nothing is coming up on this exact area can you consider nearby like West Dulwich, West Norwood even? Streatham Hill has a lot of great schools, though houses aren't as pretty and it's obviously less villagey. Or out the other way towards Nunhead?

What would you keep or change in this house?

I like the big amount of garden, the ample parking, the rooms are reasonable size probably, plenty potential.

I don't change houses, I can't find interest in nesting. The roof or heating will fail or something to suck away your funds.

Yes that's the eternal location vs size question. In my opinion this house was an absolute upgrade because we are in 2 bed flat, so 4 bed detached house is a huge improvement but I see what people mean by small rooms, upstairs are more small double bedrooms but I think that's ok for kids? Again the issue is in this area to get a decent sized house in Midlands will be 2-3 mln which is insane, we are just able to manage this house, but even this is a stretch

Things to consider:
Tiny bed 4.
Smallish bed 2 and 3.
Tiny kitchen.
So, can you build a double floor extension, and reconfigure the groundfloor?

Positives: the plot and parking.

how much money??

Why do you have to live in Dulwich? There are cheaper areas of London.

I live near SE22 and I’m surprised at the price. It’s such an ugly house in comparison to what else is available in ED!

Are you hoping to get into Charter North?

upstairs are more small double bedrooms but I think that's ok for kids?

I find dc as my dc get older they just accumulate more stuff.

Again the issue is in this area to get a decent sized house in Midlands will be 2-3 mln which is insane, we are just able to manage this house, but even this is a stretch

Id move tbh particularly if you have to rely on state schools.

Why does anyone want to live anywhere? If the OP can afford it why should she move away?

I live fairly near there op, I think it’s a lovely house but I do like that style. We looked at those when we last moved. I’d also want to knock some of the rooms through but would ask is it part of The Dulwich Estate? If so are you aware they may have some restrictions on what you can do although I think this usually only applies to outside. Also, I’m sure you are aware but to get into the state schools there you need to be very, very near. In my opinion there are great schools slightly further afield, Rosendale, St Julians, Hitherfield, Streatham Wells etc and you can get a much better property for a lot less money.

I know this area very well. You will have very little choice of state primary schools and you would get SO much more for your money a mile or two away in areas like sydenham, Forest Hill, or Honor Oak, which are much nicer areas, with lovely older houses full of character, and with a range of excellent primary schools. For your budget you would be able to get somewhere that doesn’t need much work in a slightly different area.

Do you really NEED a detached though? Could you get a better house which is not detached in a similar location.

I can't see a link for a house on the market at the moment but that first one is expensive because it is in catchment for Charter North. It is a fantastic location and I like that style of house

If you're in Cheshire, you'll know that a similar house in Alderley Edge wouldn't be much cheaper.

Oh! I know this exact house very well. I absolutely love it and would live in that road in a heartbeat if I had the money. 1960s houses are just excellent, I wish they were more common in South East London!

The only thing I would say not in it's favour was how close it is to a road that gets very clogged with traffic at school run times, and the garden is exposed to all of that. Houses further down the cul de sac won't have such a problem.

If you can afford the house and the £150k reno it needs then go for it. My approach is always that with enough money and time I can change everything about a house other than it’s physical location

I don’t think those areas are nice at all. I don’t want to live in Dulwich but would definitely live there over Sydenham! We’ve all got different preferences!

The school choices are better in this location than Forest Hill, honor oak and Sydenham, because the primary Judith kerr and dulwich village infants are excellent, among others, but the main point is really secondary. I'm not sure if charter North is on par or just even slightly worse than independent options (obviously extracurricular at indies are difficult to compare to, I mean whether the fee really justifies), but honor oak etc don't have good secondary unless private, like st dunstans and we can't afford that for the kids we have.

Yes SE struggles with excellent secondaries. Charter North is very popular. It's not the equivalent to a private but no states are really apart from the grammars (academically).

I’ve heard people are very happy with Charter East Dulwich too.

Results wise East isn't a patch on North.

Looking at the gov website ly East GCSEs are below the LA average & the progress 8 score is average. North is way above.

But I only know dc at North.

That's a lot of headspace for a house that has been sold to someone else.