It’s another ‘choose between these houses’ thread! Please!

[iwannafeelwhatloveis]

I don’t want to hear all the horror stories of new builds sorry, this is an estate we’ve been keen to move to for a while.

First up a 3 bed Charnwood corner

https://www.onthemarket.com/details/12646968/

not at this location but this house type.
Priced at £325k. This is a brand new build. Kitchen choices have already been made - black quartz worktops and white cabinets (I like warm colours so wouldn’t have been my choice). No flooring or turf but this may be able to be negotiated as we are cash buyers. Also possibly stamp duty paid. Flat south westerly facing garden. Garage at the bottom of the garden around a corner. Tandem driveway behind the garden in front of the garage. On the main road through the estate with a bus stop and kids play area opposite. This is not ideal.

Second option is a 4 bed Gisburn

https://www.onthemarket.com/details/11522325/

This is selling for £350k which stretches our budget to the max. Tiered north facing garden (steps down to grass). More of a cul de sac location. Kitchen choices already chosen in lovely colours. Lovely carpets right through and turfed garden.

Only 2 middle aged adults - no kids.

Which one should we choose!

I think it's 'Gisburn' purely from the way you've worded your descriptions!

Depends what you need. 4 bed better bathrooms and obviously 4 bedrooms.
Downstairs probably similar space in both because of integral garage
4 bed clearly appeals to you so go for that one

We don’t actually need the 4 beds. The 4 bed stretches us financially right to the max

I can carpet the 3 bed in what I want. I’m not fussed on the kitchen colours. More concerned about the bus stand and kids park opposite. There’ll be a lot of ‘affordable homes’ on the next phase and I’m concerned the play park and bus shelter will attract ASB

I think you have answered your own question! You are concerned about the immediate vicinity of the 3 bed. Don't go with it.
The 4 bed looks better to me.

Don’t live opposite the play area, especially with no DC, so the 4 bed.

Purely for location, I'd chose the Gisburn!

I’d avoid bus stand etc

Does it have to be between these two?

As a cash buyer, you’re in a good position to buy a nicer house without paying the new build premium.

Detached every time. See PPs posting about awful noise/nuisance/neighbours.

I wouldn't live in either. the 4 bed has the loo opening directly into the kitchen which would rule it out. the 3 bed doesn't have much going for it.

is there a reason you want a new build? you could get better value and a better location with an older house.

The 4 bed is nicer, the sitting room in the three bed has that hallway feeling, the sofa can only be positioned opposite the windows

I love a new build house and it always annoys me how the developers make it really difficult to compare the pros and cons of the various designs.
Often despite price differences you are not getting much added value so if you don't really need 4 bedrooms, you might be better off with the 3 bed.
If you take the rough measurements for the two principal areas downstairs ie kitchen/diner and sep lounge, there is virtually. no difference, the 3 bed comes out as 33.11sqm and the 4 bed at 34.22 sqm.
The lounge in the 4 bed is a bit wider than the 3 bed but I don't like the fact in the 4 bed because of the 'corridor effect' layout, you have to walk through the lounge to access the kitchen/diner. In the 3 bed you can go into either the lounge or the kitchen/diner directly from the hall.
Amazingly it is the 3 bed not the 4 which has a separate utility area which is not in the figures above. A separate utility for washing machine, tumble dryer means less noise disturbance in the reception areas and somewhere to put a clothes rack.
Good luck.

Agree the lounge is a bit narrow in the 3 bed but in the 4 bed you have to walk through the lounge to get to the kitchen/diner so it really is a corridor.

Gisburn, the other one looks tiny and cluttered even when dressed for sale.

The 4 bed. Sounds a nicer location. The plot on a new build really makes the difference.

I am not a fan of new built so I would say neither and keep looking.

However if you are set on a new built I would also check the council tax, if there are any estate fees and if the council has adopted the road(s) these new builds are on.

There are horror stories about high estate charges from developers and poor maintenance to communal grounds.

Also, if it is just two people I would buy a smaller, older house.

I had a dreadful time living in a cul de sac. Parking wars and unofficial “safe” kids playing out area. Never again.