Which one would you go for?

[BoundaryGirl3939]

Option 1 - very well kept and turnkey. Old council estate. Neighbours were loud, smokers yet friendly. I didn't like that they all seemed to know each other quite well (maybe thats nice or nosy?), and that there were houses across the road so I felt a little cluttered. Its at 340,000 now with bidding.

https://www.daft.ie/for-sale/house-10-brookview-close-tallaght-dublin-24/6329415

Or option 2 - run down but apparently livable. No houses across the road so more privacy. Neighbours on either side seemed to mind their own business a bit more. A large back garden (which I really liked) A little closer to amenities. Needs to be rewired and replumbed but whatis there should be working still. Its at 300,000 now with bidding.

https://www.daft.ie/for-sale/property-30-cushlawn-park-killinarden-dublin-24/6307836

I'm a single female, no DIY experience. No family member has DIY experience either.

Would completely depend on how much you can put towards renovations.
General wisdom is always go for location, because you can't change that!

But looking at property 2, you're likely to want a new bathroom and kitchen. The rest is cosmetic. A new carpet and a tin of paint will make a huge difference to the rest!

Your heart is with number two. I don’t t think you’d be happy with number one.

Number two is livable, and you can do it up, bit by bit (change the carpet first?).

Option 2 has the better location.

Thank you. Yes, thinking positively- most of the rooms just need a cosmetic lift. It could be made cosy quickly

The bathroom I can get over for now. Kitchen absolutely needs to be fixed. Between new kitchen, rewiring and plumbing, I just know know where to begin as I've never done this.

Yes, thats where my heart is. Just daunted by the work. I know I can do it, I just dont know where to begin.

New carpets would be nice 😀

I have about 30,000 for renovations...more if I do it step by step and save.

No reason you can't get the kitchen, floors and re-wiring done in that budget.
But do make sure you keep a fund for unexpected issues. I had a couple of big, unexpected cost 6 months into owning my first home.

If it was me, I'd go for 2. I would try to get the electrics and kitchen done before I moved in (if this is possible for you).

I would rip up the carpets. Paint everything a neutral colour and get new flooring down throughout.

Then I would take a big deep breath and live in the space for a while. Decorate room by room once I've had a good think about how I want my new home to look - for me, that's the really exciting bit!

Thank you. What unexpected costs did you have 6months in?

Apparently the house has electricity but there are very little sockets throughout!

My hot water cylinder had a leak. So had to replace that.
Then my shower had a leak. So had to get that fixed.
Luckily both leaked through the same bit of ceiling.... which I'd just had plastered!

Option 2 but really think about if you want to spend a long time ploughing cash into it. Think about the shell first - roof, windows, heating, wiring. Then the bigger bits, plastering throughout, new kitchen and bathroom, new floorings throughout. Decorating, curtains, blinds etc. I have done a fair few renovations and money you really do need deep pockets and the patience of a saint with nerves of steel thrown in!

I've no idea of areas but when I looked at the satellite view I preferred where option 1 was situated. Not keen on the outlook of option 2 at all. Option 1 has a keen bidder, what do you think it will sell for?
Do you need 3 bedrooms? I'd not take on option 2 without having had some DIY knowledge or family/friends help. Start somewhere smaller?
When renovated what will option 2 be worth, option 1 looks as though it will go for 'top' value so you have to be happy with how it is as spending too much more on it might not be recouped when you came to sell.
Neither for me.

I assume you are familiar with the areas? The first house is across the road from one of the roughest areas in Dublin. Dublin Bus drivers refuse to go there.

You're a single female, bring a friend wirh you and hang around for a few hours at 9pm on a Friday.

Wow. It looks nicer than option 2! Lol. More research needed I think.

How long have you been looking? How many houses have you seen?

I did one of these threads and lots of people said neither. And they were right. Eventually we found another house, moved in a month ago, and I'm so so SO glad we didn't buy either of the other two!
Interestingly, when we had the offer accepted on this one I stopped looking at Rightmove. We'd made 3 previous offers but every time I kept looking, so I wasn't sure, was I?
I get the sense you could find something better - better location than 1 and not as much to do as 2.
Just my view! Best of luck! It's a massive decision. Don't be rushed into it.

You can do the majority of it (you tube will be your friend). Yesterday I refitted a bathroom cistern with you tubes help and I'm definitely not a plumber... I would have rather outsourced but couldn't afford it 🤣 anyway I'd leave the carpets til last, have it re wired and the kitchen replaced (cheap as possible, if you get the layout right will be easier to change for something more expensive in the future). Then repaint then change carpets. That way it doesn't matter if the old carpets get painty. That would do for not. The bathroom could wait.

Oh property no 2 incase that wasn't obvious 🤣

Go with your heart. Number 2 has a much nicer ‘feel’ to me than #1. Don’t worry about neighbours you can choose whether to mix with them or not. I’ve just moved recently - it’s my last move I love the house, quirks and all. I’ve learned to follow my gut all of my life and with hindsight and being mid 50’s now, it’s never been wrong. Sadly, some of the neighbours are (in my humble, gut-never-wrong in 50 years opinion) nosey, conservative, snobby, judgemental, rule obsessive, village parking police, golf club’ types. If I could just pop my old neighbours alongside me, it would be perfect, so I’m just keeping myself to myself. I’m friendly enough - always, but if they don’t like my campervan (nothing garish- it’s bloody expensive, standard size, parked out of sight of anyone’s sight), or my (quiet but ‘still in training’) young dog, then it’s tough shit. I live here now, I pay the same as they do for the local facilities, and sadly for the ones who have complained about my parking (nothing illicit or blocking anyone in/out) and my dog barking as she was terrified of fireworks (I had politely warned them a week prior but still it was commented on), I’m younger; so likely to be here a lot longer than they will be 😜

I’m aware there are many tips on socials for doing up houses these days, (my add has done ALL sorts / even treat her own damp issue via YouTube), but one thing I probably could never stand living with, were other people’s carpets. Your house #2 reminded me of my first do-er upper! I just ripped the carpets out and lived with bare floorboards until I could afford to strip them or have new floor coverings. These days you can buy huge, cheap, temporary and even washable rugs from SHEIN or Temu (notwithstanding they are not very environmentally friendly of course but needs must in this current economic climate) which can help your home look a little more modern, then you can paint and decorate and watch YouTube for DIY tips whilst saving to do your kitchen and bathroom. There doesn’t look like too many structural problems (damp marks etc) in #2 either but obviously you’ll need a surveyor to clarify that. Good luck 🤞

Thanks for the tips everyone.

I've been looking for 4 months now, and I've viewed about 20 places in and outside Dublin 😩

I could purchase an apartment in a more 'respectable' area of Dublin but I'm craving a garden and space.

Alot of the old council estates are being rejuvenated. Many of the homes now owned by private owners.

My work is based in Dublin, within reasonable driving distance of the houses so location wise its ok. Its close to mountains and motorway.

Its extremely competitive out there, with several bidders bidding on properties so I'm actually so close to securing one. Its very emotionally tiring.

Im the 2nd highest Bidder on property 1 (its at 340,000 euro... could go higher than that, just about), and I am currently the highest bidder on property 2.

If the estate agent tells me property 2 is mine, I will withdraw from property 1. But its nerve wracking.

Thanks for the positivity and the tips. Hope it settles down with the neighbours. That can be so draining. Impossible to control how a move works out.

Surely a garden and space could be found closer to the city centre? The places you're looking at are fairly 'family orientated'.
It is very emotional buying a HOME but don't buy one just because it's one you can get. Seriously option 2 might be a 'money pit' or far too much work for you to recoup your investment. Option 1 sounds like the area is to be avoided unless you're certain of how safe you'll be and more importantly whether the market will stay the same value-wise.
In property there's an old saying if you don't have as much disposable income as you might like: 'buy the worst property in the BEST area'.
Still think you'd be better off in another area. Where do you live now, are you renting?

Just because a lot of the council estates are getting gentrified doesn’t mean yours will. Spend some time in those estates after dark. I’m sure you have googled them as well. Fortunestown is rough.

One of the houses is a total money pit. You can learn to DIY paint the house but you’re not gonna move soil pipes. Your house needs a new kitchen, bathroom, the windows look like original wooden ones? Yes, you can live with that for a while but how long.

We’ve done a fair bit of work in the last 2 years. A new bathroom - around 6-10k for the labour alone, depending on the size (our en-suite was 9k labour only), we got new floors, architraves, skirting, frames and doors, that was 10k in total, energy upgrades (solar panels, external insulation, heating controls) 20k after the government grant, windows and doors another 10k. Carpets are around 400 to 700 from Des Kelly for a room. We didn’t need rewiring or new plumbing but we did get an electrician to switch out sockets and put in some new ones, he was 60 euro an hour, in total around 1k for his services, but he was a steal because he was looking to move into residential work after years of doing commercial. These are Dublin prices.

if you think it’s going to cost you less in repairs, it’s not. Is putting in this much money in a council house in a dodgy estate worth it? I would say no.

Don’t settle. I know it’s hard out there at the moment but buying a house is one of the biggest decisions you’ll ever make.

Wouldn't a 2 bed be more suitable? I wouldn't go for either. Option 1 sounds a nightmare with the neighbours and option 2 if it needs electrics etc will be so expensive before you even start on doing it up.

I'd never buy local authority either.

Hmm
Rewiring with new plugs, switches, modern fuse box: £6k
Replumbing: boiler, water tank (potentially pressurised) system flush, new rads where necessary (has the there been a drains survey?) £7500
Replastering, probably 70%, due to above work £5k
New kitchen with appliances and fitted £10k
New bathroom with tiles and fitted £6k?
Redecoration of entire house, prbably just painting if plastering is well done £3500
Carpets and flooring £3k?
Curtains/blinds £1500

That's assuming there's no damp, wood rot, the windows are all ok and none need replacing and the roof is fine.

I've no idea of labour costs in Dublin and have low balled because I'm used to bigger houses and London prices.

My estimate is £42k - always add 10% to 20% to a builder's estimate.

Never buy a house you don't like so house 1 is gone from my pov. Not sure you can take on house 2, financially or emotionally.

I think you need to compromise @BoundaryGirl3939 something smaller and in good nick, in a good location perhaps?

Thanks for the input everyone. I will try answer questions.

I lived in an apartment years ago. I found it so claustrophobic and I felt anxiousat times that I could hear noise through the walls.

I'm not someone who wants a perfectly decorated and pristine house...once its functional, warm and secure, even bare, I don't mind.

I'm 40, and prices are still rising. My current living situation has been stressful for years so I need out. I'm also not thinking of selling again, I'm happy to make it a permanent home.

I need security and some kind of asset to fall back on in my future.

I've been waiting for prices to drop since the age of 30, and they've risen.

I have 155,000 in savings so I may have pocket money left over.

Option 2 was in a quiet spot. I'm going to drive out to the 2 properties again today, and try suss the atmosphere.

"I lived in an apartment years ago. I found it so claustrophobic and I felt anxious at times that I could hear noise through the walls...Option 2 was in a quiet spot. I'm going to drive out to the 2 properties again today, and try suss the atmosphere."

But both of these properties are terraced, you will undoubtedly hear neighbours noises. You have chosen areas that seem more suited to families with children too, so there may be extra outside noises. I have no idea of the city, but when I looked for two bed terraces there seemed lots of choice. Why not look for end of terrace?

"I need security and some kind of asset to fall back on in my future."

Then I will repeat the advice 'buy the 'worst' house in the best area' - in these areas property will hold their value better and if there was a crash they will recover their prices faster. There is a reason the areas are more expensive - people prefer to live there and will pay for that choice. So use your savings wisely, choose an area that will at least hold it's value.

I agree with all this.
At a push if you must buy one of these make it the 2nd one. The area the first one is in seems to rule it out I would say- going on what posters have said, I don't know any of these areas.