Which house to buy?

[Whoevenknows79]

We’ve been house hunting for a while and have finally got to the stage where we’re trying to decide between two places — but my head is spinning a bit!

House 1:
We initially dismissed this one as overpriced, but after it didn’t sell for a few weeks we went to see it and managed to negotiate a lower offer, which has now been accepted. It’s still over budget, but technically doable. It’s not that we can’t afford it — more that we want to keep a good amount of disposable income for holidays, meals out, etc., and not feel stretched.
The house itself is lovely — done up in the last five years, so not much to do cosmetically. However, it will need new windows throughout and possibly new electrics, which is a bit annoying as it’ll add cost and probably mess up some of the decor. The survey also uncovered some issues with damp and the roof which will need to be sorted.

House 2:
This one has just come on the market and has made us question everything! It’s very similar in layout and size (same number of bedrooms, slightly better-shaped rooms, a small ensuite in the master and an extra toilet). The living room and dining room haven’t been knocked through, but both are a good size, and there’s an extra reception room too.
The downsides are that the garden is sloped (though could be reprofiled a bit), and it’s generally more dated. That said, it’s been really well looked after and is totally liveable as-is, so we could do work gradually. It’s also £105k cheaper than House 1 — and I know the sellers have found somewhere, so they might be open to an even lower offer.
It’s only a 5-minute walk from our son’s school, which is another big plus.
If House 1 didn’t exist, we’d definitely be offering on House 2. But now I’m torn — House 1 is gorgeous and ready to move into, but I worry about hidden issues and how tight the budget will feel. House 2 would leave us with a lot more breathing space financially, but it will be a lot of DIY and might never feel quite as “nice”.
We’ve got a 4-year-old, so we’re trying to think practically as well as long-term.
What would you do? Go for the done house that’s a bit of a stretch, or the cheaper one that needs work but gives more financial freedom?

What to do?

I'm not sure, but some of them are cloudy and at least one doesn't open properly. House 2 also needs new windows at some point as windows are 22 years old, but seemingly in good nick.

Why do you think house 1 needs new electrics?

Very few houses need rewiring.

Also why do you think the more dated house will need less work?

The survey flagged the electrics as being very old. They may be just fine to be fair, we are getting them looked at so we know what, if anything needs doing. I don't think house 2 needs less work. I actually think we could easily spend 100k making it what we want, once you factor in landscaping the garden, a new kitchen, windows, driveway etc. It is pretty dated but as it is livable we could take our time. I think it's less likely we will uncover something costing lots of money as having met the vendors it seems very well cared for.

House 2 💯 with the 100k you can make it your own

Thanks for a slightly different perspective. I think the garden is a big thing for us. We currently have a tiered north facing garden and flat was a key critica for us this time round, so feels like a real compromise (though the garden at house 2 is still very nice). House 1 has space for so much, trampoline, goals, slide etc. Part of me wonders whether with reno costs house 2 won't cost us much less in the long run. Decisions, decisions!

Sounds like house 1 has papered over the cracks so to speak

Do they REALLY need new windows though?

Number 2

Neither & keep looking. Both have significant issues and if you don't love one enough to exclude the other easily, neither is The One'

House 1 definitely does. Some are cloudy and at least one doesn't close. House 2, not right now but at some point as they are 22 years old. I guess they could last for years though.

Also what does your gut say? I had a real gut feeling that my house was the one when I looked around and both my husband and I were just imagining living there. Does either house give you a gut feeling?

And more so when you imagine the completely finished house which is better?

House 2 all the way

it can have all the issues it likes for 105k you can still do a lot...

House 2. Sounds like the existing owners have loved it and looked after it. I'd always go for function over cosmetics though.

I would ignore the costs of redecorating as no matter how well a house is decorated, it never looks the same when pictures come off the walls and furniture is moved, and barely anyone lives in a house long enough for it not to have to be repainted/ papered at some point.

House 1 needs structural work to be done sooner than house 2 and is over £100K more expensive before you pay for that, is that extra outlay worth that to you for a better garden? Also don't discount how handy a 5 min walk to school is, day to day that can make a real difference to quality of life.

If the cloudy windows are UPVC and otherwise ok, you can get the glass sealed units replaced only. Nearly all the windows in my conservatory had ‘blown’ and were cloudy. I called in our local UPVC window company and the whole lot cost less than £700 to get replaced.

House 2 you can love it and make your own.

House 1 isn’t over budget, it’s overpriced and ‘bodged’ that’s why it hasn’t sold. You may have negotiated but that’s doesn’t make it a good buy.

House 1 is all fur coat and no knickers if it needs rewiring and has blown windows. Those blown windows could mean movement where you dont want it. House 2 your expenditure may be increasing value.

They are aluminium I think. Frames definitely need replacing sadly.

Can you say more about movement from blown windows?

Thanks for all the comments. I'm still waiting for the electrical report from House 1. I think the hesitance with house 2 is the sloped north facing garden. I don't know if we will regret that long term as it just can't be changed.

Why on earth are you even considering house 1??! Doesn’t matter how nicely decorated it is if it needs rewiring. That will all be ruined with rewiring without even mentioning the other issues.
you’re getting so much more for so much less, AND it’s close to school.

house 2 all day long….

You could always look for house 3!

I preferred a north facing garden - still get the sun but it doesn’t heat the house up at the back -

I found the south facing garden insufferable in the summer.

Ours now faces east - and I much prefer that.

Have you looked at what others do with their gardens? You can have it stepped so usable in different places

TWO

House 2

Quick update. House 1 needs a full rewire 😱