New build with shared access way to drive/garage

[totosmum1]

Hello Mums,

We are looking to buy a new build with double detached garage. We have liked 3 plots of the same design - numbered 1,2,3 on the attached site plan.

Plot 1:

• West Facing Garden
• Cheaper as it has 2 parking spaces and not 4.
• Is last property on shared access way

Plot 2:

• South facing garden.
• 4 parking spaces
• Plot 2 is second on shared acces way with only one house after it.

Plot 3:

• South facing garden.
• Plot 3 has a slightly bigger garden
• 4 parking spaces
• Plot 3 is first on shared access way

While Plot 1 is cheaper by about 15K, my worry is if the neighbours turn out to be inconsiderate, it can result in a lot of headache. Otherwise, 2 parking spaces are sufficient for us. The 4 parking spaces on other properties which are resulting in higher price are not going to be used by us atleast not in near future. However, reading on net I gather that South facing garden along with more parking spaces improves resale value and therefore might be worth paying the premium just for that as appreciation later can be significantly higher than 15K - I have no idea if it is true or not.

The path to reach each house is shown by the arrows. Please, can you share your thoughts on which plot will be better in the long run and why?
Thank you in advance

Not sure I see this your map as shared access but I think having 4 parking spaces will make your house more desirable if and when you sell up in the future. If you can afford the extra £15k I would definitely consider those houses.

There’s been a few post on here about shared driveways and how awful they can be. I’d avoid any such thing, if feasible.

Looking at the layout, I would probably go for No. 3. South facing and not hemmed in by having a house at the bottom of the garden, like No. 2. It also has 4 parking spaces. No. 1 is at the head of the road, so possible headlights on dark nights shining straight at you and only two parking spaces.

However, shared access ways can be problematical if you have at least one person parking like a twat.

If I was going for a new build, I would personally prefer to purchase a property on the 'main' road, rather than one of those small mews type access roads, which are really too narrow for visitor or trade parking.

I lived on a road that shared access to 8 properties. You need to find out who is responsible for the maintenance of the access road? Is the road council or private (usually if private there's no street lighting)? If the utility company had to dig up the road, as residents are you responsible for paying for it to be filled in? Can you park on the access road or is there a covenant stating you can only park in your allocated spaces, no parking on the road as it's access only? You need to think if a family moved in with 3 children plus 2 adults, where would these children be parking once they drive?!! Make sure whichever you buy, your solicitor does a thorough check!!!! My husband bought our previous property before I met him, and he didn't realise the road was private, or that all the residents on the road were responsible for the maintenance of the road, that the person who bought the last plot actually owned the road as part of their house purchase or that you couldn't park on the road as it was for access only!!! Yes, he had a shit solicitor! He'd never purchased a property before so had no clue! Personally, I would never buy a property where there's a shared access point or/and is a private road.

Thanks everyone for taking out the time to respond to my query. It really does help in validating the concerns we had with plot 1. Plot 3 it is then!!😊

Just to put a spanner in the works, the gardens are absolutely tiny on plots 2 and 3 though. See if you can see those in real life before committing. A big house with loads of parking but a very tiny garden won't necessarily sell very quickly or for the value over the price of a house with a more proportional garden that fits what people expect for a house of that size.

Do you mean shared driveway. If so I wouldn't even consider it.

I live in a new build and share a private driveway with my next door neighbour. No concerns whatsoever, with him. However my previous neighbour was inconsiderate and often double parked or blocked the drive entirely. If I had my time again I wouldn't want to share if I could afford not to.

I so t think they should be allowed to build estates like this, just drive on to any new build estate and see how rammed the streets are with cars parked half on the pavement as well as the drives.

If you must buy on this estate then go for number one, the cheapest one is going to be problematic with the parking.

Thanks for your response! But do you mean go for Plot number 3, as Plot number 1 is the cheaper one and the builder says it is because of 2 parking spaces and shared access way?

Shared access way leading to driveway/garage of Plot 1 and Plot 1 is overlooking through road

Everyone always goes on about south facing gardens. But imo, a west facing garden is better.

You get all the benefits of afternoon/evening sun. Plus the front of your house is east facing, so you get all the benefits of lovely morning sunlight. Rather than a north facing side of the house which can be dark in winter.

My house was three years old when I bought it and I have a garage with a shared driveway which hasn’t, so far, been a problem. The original neighbours were very considerate when parking their two vehicles on the adjacent driveway and the newer neighbours who have lived there for a few months now are equally considerate. I guess we like our own space and the two garages are slightly away from the houses. I would say that gardens are important to people, especially if they have young families and they also like south facing. I would check if you are likely to be overlooked as well. My garden is very overlooked but I don’t mind as it’s south facing and I don’t like sitting in hot sun😊
Just to add that the local council usually adopt the roads on new build estates after five years but worth checking.

I think plot one is better. Parking is usually horrendous on new build estates and plot one, being at the end of that shared access road, will keep you away from most of the bun fight. Effectively most people will see your plot as starting just before your garage and incorporating the end of the access road outside your house. You can encourage this by adding pots and planting, once the builders are off site. You'll also be able to increase your parking to 3 spaces by removing that little L shaped wall shown on the plan between the house and the garage and replacing it with a short fence in the small gap between the back of the house and the garage. 4 spaces if you assume the wider bit leading to your front door is also your parking spot. Of course you've no official right to that 4th spot, but park there habitually and people will assume it's yours.
The garden is a good size and not directly overlooked on plot one, and you've a good view down the road from the front. In a pinch you'd also be able to stop directly outside your own front door without inconveniencing anyone, for deliveries etc. That'd be my pick.

Thanks for taking the time to explain, I didn't think of it this way. Got to discuss with my DH with this new perspective 😊

Plot 3 for me too.

4 parking spaces quickly becomes fewer if there are larger cars, vans, caravans or motor homes. So 4 gives more flexibility.

South facing gardens are in demand although they are too hot really! But they sell better.

I'd find out who has to pay for the upkeep. These new estate service charges add an extra out of your control expense which puts me off

How overlooked would the gardens be? That’s my biggest issue with new builds and could put families off in the future.

Dont buy a new build if making money on it is your primary consideration, they tend to lose money initially and don’t appreciate as fast as older houses (in the SE anyway).

When you say 4 spaces, is that two cars blocking in two behind them? If so, it’s not really 4 working spaces so I wouldn’t put too much focus on this. I’d be wanting to know what’s going to be in front of plots 2 and 3? More houses? Industrial estate? Farmland?

Thanks for your response! I understand, making money is not our primary consideration. We want this to be our forever home hopefully, but future proofing just in case we have to sell. We want to do our homework properly this time before buying a new build.
Plot 2 and 3 just overlooks green open space which will have to stay - according to council regulations put around this land for green space, so nothing will be built on it.

We had a shared drive for a number of years with no problems.

however when it came time to sell it put a few buyers off.

In that case, for £15k you’re getting green views, south facing garden and more parking - absolutely I’d go for those.