How to judge whether this new build premium is too high?

[DecisionTime123]

Looking at a new build in an expensive area, £590k 3 bed terrace. I've looked on Rightmove and you can buy a 3 or 4 bed detached in the same area for that price, or a 1930s 3 bed semi for around £550k and obviously these come with bigger plots, older houses etc. BTW I know some people don't like new build, but some do and of course that comes at a premium, but my question is: is this particular premium too much?

Also the estate is probably going to be developing for the next few years so even more houses at that price will come on, whilst the one I am looking at will still have that new build premium attached, whilst being a few years old. Feels like there must be some way to objectively weigh this up?

(Not looking for advice saying just don't buy new build, cancel the cheque etc 😊)

I wouldn’t buy a new build terrace, the walls are almost certainly going to be too thin, you will hear everything from your neighbours. If I was tempted by a new build it would have to be detached.

This article is a good overview of the problems with fleeceholds.
https://hoa.org.uk/advice/guides-for-homeowners/for-owners/problems-new-build-estate-management-fees/

I think you will find sound proofing is much better in new builds than old ones. At least in my experience

that whole “private estate additional charges” thing is just wow - we don’t have that ! That’s the whole leasehold trap again isn’t it !

I would NEVER buy a new house.

As good as any guess - type this into google:

"what is the premium paid for a new build UK home over a second hand equivalent"

Also, I have typically found that New Builds attract a disproportionately higher council tax band (despite paying estate charges), and have poorer access (proximity) to essential local facilities.

I live in a terraced house that I bought as a new build 10 years ago, roads and green spaces adopted by the council, so no service charges. Well insulated so cheap to run, I can't hear the neighbours at all, unlike the 60's semi I lived in before. I was able to move straight in, with no need to decorate, new integrated appliances - just needed to provide a washing machine Vinyl in the hall and kitchen, carpet elsewhere. Was their a premium because it was new build? Yes but the other houses I looked at, that were cheaper all needed masses of money thrown at them, to make them decent. In my opinion the premium was worth it, also I've been here 10 years and have no intention of moving, the few houses that have been sold on have all gone for more than the original cost, so I don't see it as a problem.

Round here most houses have a tiny 3rd bedroom, regardless of age. In many older houses, the tiny room also has the stair bulkhead in as well, making it really awkward.

£106pa