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Location or Condition?

We're currently looking to move into a different rental property. We moved 6 months ago and pretty much took the first house that came along as we needed to get out of our previous house due to damp, rodents and a landlord unwilling to fix things properly. Anyhoo although we can afford to live here we would like something cheaper so we can save up for a house deposit. The more we save in Rent and Council Tax the more deposit we'll be able to save. Also the landlord has made no secret of wanting to sell this house in the near future so we want to feel more secure somewhere, well as secure as you can feel when renting.

So far we have seen 2 properties. Both have pluses and minuses.

The first we saw was in a great area but the house was grubby. We have a new kitchen where we are and the one in that house was very obviously very well used and in need of some TLC.
Good points (our own opinions) 3 good sized bedrooms, space to eat in the kitchen, very good sized utility room, decent sized lounge, close to my work so I could walk, within walking distance of school.

Bad points (in our personal opinions) were grubby, Back garden laid completely in concrete (we have little kids and a mutt), Front garden laid in grass but not sure if the dog would manage to squeeze through the gate if we left the french doors open for her, school doesn't have the best report.

Property 2 was lovely inside as it's a relatively new build but the area is a bit squiffy.
Good points: Decor and flooring all nice, 3 very good sized bedrooms (1 with ensuite), plenty of storage, new kitchen, lovely big back garden, Cheaper than property 1, Able to get a bus to work if hubby has the car.

Bad points (again in our opinion): kitchen not large enough to have a table in, lounge not big enough to have a table in either (where do we eat?), garden is incredibly overlooked. it's the end of a terraced villa so neighbours at one side with not a very high fence. Houses off the back garden are higher up so can see right into the garden (and into the patio doors) and there are a block of flats at either side of the house slightly higher up which could probably see into the garden.


I know it's a very personal decision but I was wondering if people would go more for location or presentation/condition? The agent has hinted that we would be allowed to decorate property 1 but then this is at our expense...
I also know we don't need to take either property but we have until the first of July to find somewhere as we need to give 1 months notice and our tenancy ends 31st July. There are 2 other properties that we would like to view but they have tenants currently so trying to arrange a viewing is proving a bit difficult.

We would hope to be living in the property for 5 years.

Anyone have any words of wisdom?
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Comments

  • Bella73
    Bella73 Posts: 547 Forumite
    Personally I would always choose location as grubby can be cleaned, naff neighbour can't be changed by you on your own.
  • ognum
    ognum Posts: 4,879 Forumite
    Part of the Furniture 1,000 Posts Combo Breaker
    Always, always location!
  • LEJC
    LEJC Posts: 9,618 Forumite
    edited 15 June 2013 at 7:35PM
    I would opt for the property that you may be able to put your own stamp on subject to the LL consent,at least that way you can make the shabby a bit more shabby chic...especially if you are planning staying for a good few years....

    I think I would also consider the school and opt for the better one...hopfull ive not picked a point from property 1 and a point from property 2 and therefore been no help at all...

    I think I would opt for the larger of the houses...if you dont think you can fit in it now,you certainly wont still fit in it in a few years time!
    If you look at your negative points,you should opt for the property that you can influence the negatives on....and in honesty if you dont want to be overlooked by the neighbours,or indeed they turn out to be unwelcoming to you it doesnt matter how big or nice the garden is...you wont use it!
    frugal October...£41.82 of £40 food shopping spend for the 2 of us!

    2017 toiletries challenge 179 out 145 in ...£18.64 spend
  • kBHX
    kBHX Posts: 81 Forumite
    edited 15 June 2013 at 7:44PM
    Location, Location, Location :-)
  • TDMum
    TDMum Posts: 394 Forumite
    edited 15 June 2013 at 9:28PM
    Thanks for the input. The more I think about it the more I'm coming around to the "grubby place". I guess we could freshen it up in the mean time decor wise and good old steam clean and then after say 6 months and all was well with both us and LL we could always replace the kitchen cabinet doors and worktop for much cheapness (I work in a home improvement store and get quite a good discount along with a bit of wombling around reduced/slightly damaged items which is always a bonus). I wouldn't mind spending a few hundred if we can stay there until we're ready to buy. According to the agent the LL was made an offer to sell the property and declined it as he wanted to keep it as a rental property which, if true, is a bonus.
  • TDMum
    TDMum Posts: 394 Forumite
    edited 15 June 2013 at 9:27PM
    Another mad rambling but, do you think it would be cheeky if we went back to the agent and asked if anyone else had show any interest in wanting the property and if not asking if they'd ask the landlord if they would be prepared to knock the price down by £25 a month if we agreed to decorate it etc? That way it would be the same price as the other house.....
  • BlueC
    BlueC Posts: 734 Forumite
    Part of the Furniture 500 Posts Name Dropper Combo Breaker
    You can change the condition, you can't change the location.
  • Job81
    Job81 Posts: 5 Forumite
    Location without a doubt! :)
  • Job81
    Job81 Posts: 5 Forumite
    I think definately speak to the agent about tge price, they will guide you as to hether its even worth them asking the landlord to reduce it
  • sharp910sh
    sharp910sh Posts: 523 Forumite
    Part of the Furniture 100 Posts Name Dropper
    Who says the landlord will allow you to do the place up? Its not your place.
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