Lounge/diner vs Kitchen/breakfast?

easilyamused

Wondering which is more preferable?

House we're looking to buy currently has a lounge/diner and a small kitchen. We're wondering if it would be nicer (and more appealing when it comes to reselling) to knock through and have a kitchen/breakfast room, but with a smaller lounge.

Lounge/diner is currently 26'3 x 12'1 and the kitchen is currently 10'5 x 7'3.

(incidentally this property is on at £149,950 but we put in an initial low offer this morning of £135,000 - it's been on the market for 15 months with no offers and we're chain-free ... it was rejected and the EA said she'd be looking for a minimum of £145,000 as it was reduced from £155,000 .. any ideas what you think our second offer should be?)

noddynoo

I think kitchen breakfast more useful we certainly use ours a lot and have a smaller cosier room just to watch tv etc.Offer 140 and see what they say You are in a good position

xela_17

Two points here: First, I personally prefer a kitchen/diner as I think it's so much more sociable. Secondly, I've always been told that if a house has dropped its price then you shouldn't pay any attention to the price it was on at before, only what it's on at now. Why do you think the house has been on so long with no offers? Was it very overpriced compared to similar houses?

easilyamused

Thanks for the replies

Think it's not sold because it's just a bit dated and tatty - would need new kitchen, bathroom, boiler, possible rewire and that along with all the other smaller things (skirting board coming away from the wall, handles falling off built in wardrobes, fence panel missing at end of garden leaving a huge gap!) just add up to a general run-down feeling and think most people just can't be bothered.
There's only one other similar house nearby up for sale and that's on the market for £164,000 but that's been revamped with new kitchen, bathroom etc (where, interestingly enough, they've knocked the kitchen through to form a kitchen/breakfast room)

bylromarha

Definitely a kitchen/diner is my preference...but yours may be different.

NastyMatt

ask a few EA's.. they'll give you some free advice on what buyers are looking for. (I personally think it depends on the property.. which room has the best view - spend the money on that as you'll want to spend more time in it)

As for the price? Has it had offers before? If it has then the vendor may be true to their word and not go below £145k. If it's had no offers chuck on £3k saying that it "is 2% increase - the offer is in no chain and can move very fast" Don't mention anything about them already having dropped.. or that it has potential stick to the facts of what YOU are giving them.

When the EA comes back and says they still won't go below 145k thank them, let them know that your offer of 138k for a quick hassle free move is on the table if they change their minds and ask to be sent all the other houses to look at.

As it has been on the market 15 months it's not like you are going to lose it suddendly. let them sweat on it, I swear they will come back in a few days time with "they may be able to do something at £xxxx".

Good Luck.

BobProperty

Trend these days, particularly for family houses, is to have a kitchen diner and a lounge. The lounge is treated as more of an adult, quiet, private room and the kitchen diner is more child friendly, family orientated.

ioscorpio

I have had both, but I've always preferred a lounge/diner, cos you're not looking at pots and pans when you're eating.

devils_advocate

easilyamused wrote:

(incidentally this property is on at £149,950 but we put in an initial low offer this morning of £135,000 - it's been on the market for 15 months with no offers and we're chain-free ... it was rejected and the EA said she'd be looking for a minimum of £145,000 as it was reduced from £155,000 .. any ideas what you think our second offer should be?)

Don't offer along the lines of what the sellers think its worth. Offer something which YOU think its worth.

margaretclare

If that property needs a lot done to it then that fact should be reflected in a lower price. Whoever buys it is gonna have to spend a lot on bringing it up to modern standards. Some of it may not even be safe - rewiring?

I prefer a kitchen/diner. That's what we've got here. Not originally - it's a 1930s bungalow and believe it or not, the front room was called the 'parlour', with the 'living room' at the back. When we came here in 1990 the kitchen was tidgy, it had been called the 'scullery', with a pantry beside it, an ancient gas-meter which went straight to the Gas Board's museum!!

Over the last 16 years we've had to do a lot. Just depends whether you have the budget to do it all at once, do it before you move in, or - like us - do it as and when it can be afforded.

I love sitting at the kitchen table over a leisurely breakfast, looking out over the back garden, watching the birds, watching the frogs in the pond. It suits our lifestyle.

Aunty Margaret

trippy

We knocked through from our kitchen to include a small dining room. It makes the new room the centre of the house and as a previous poster said it's more child friendly. I think that's the way the trend's going at the moment. But it could change in the future.