end of terrace premium - please help

jaspreetp

Hi all,

I need to decide between the two properties - one end terraced and other terraced. Both the properties are on same road, same side. The terraced is just 4 houses down.

The difference between the two properties are as follows

- End of terrace - Its a 3 bedroom end of terrace, has 4 feet space to one side, front garden and back garden are bigger in width by 4 feet. The property needs modernization - needs new carpets in ground floor uptil first floor landing, needs removal of old wall paper and painting of complete ground floor, all the windows are aluminium windows fitted on wooden frame in front and back of the house. The house is not extended at rear and also loft is not converted.

- Mid terrace - its a 4 bedroom house. The loft has bedroom and bathroom. The property is in better condition. Does not need new flooring (has laminate flooring) and minor painting in ground floor (no wallpaper however). The kitchen is extended at rear but the roof of kitchen is bit old and is made of layers of transparent sheets over trusses. The house has extra bathroom in ground floor. Further benefits include, the chimney breasts removed throughout, all windows double glazed, the front garden is converted to parking with payed with stone flooring and kerb is lowered and front porch.

Price difference: The end of terrace is 50K cheaper. [Deal price - end of terrace 480k, Terraced 530K approx, Area-London)

If I take the work done in mid terrace, it seems its around 70K to 90K (though i may be wrong) but then end of terrace most probably will have premium not sure how much - may be 10k or 25K or 50K.

I will be extremely thankful if I can helped here as I am new to house buying and not sure which way to go.

kind regards,

Keep_pedalling

If you don't need the 4th bedroom go with the end terrace. You will want to re-carpet and decorate the mid terrace to your own style anyway so little saving there. You will have plenty of spare cash to get new windows fitted, and have the place decorated , re carpeted and a paved driveway installed before you move in, which will give you a few years where you have little house maintenance to do, so you can sit an relax in your larger garden.

jaspreetp

Thank you 'Keep pedalling" a lot. Just wanted to make bit clear - The mid terrace does not need re carpeting and decorating. Can move straight away with little updating but with end terrace I can not move in without much redecorating..

note3

Agree with above (keep pedalling).

Also with the painting, even if the colours are all to your taste unless they don't have a single picture or shelf up or tv on the wall then you'd still have to fill and repaint once you moved in and they removed all the wall hangings.

Unless you need the 4th bedroom and off street parking then I'd go for end terrace totally. Better for you while you're there and better for resale appeal.

Although if you do intend to convert front into driveway then perhaps contact the council to get idea of permission cost to put in a drop kerb. As it's London I can't imagine it's cheap and wouldn't be certain they'd grant it now as it would mean losing on road parking which is a premium so best to check if this is a deal breaker for you.

note3

Carpeting doesn't have to cost a lot so I wouldn't worry about this when buying. We carpeted our whole new build when moved in and I can't remember exact cost but definately under a £1000 from shopping around and we had a luxury carpet in lounge, medium quality in bedrooms and cheap in hallway and laminate in all 3 bathrooms

booksurr

4ft on the side of an end terrace will not attract much premium since it leaves no scope for side extension/driveways

50k feels right for the London cost of a loft conversion - therefore the question is as said above do you need that extra room now and this are prepared to pay the premium on someone else having already done the work. If you don't, then get the end terrace and develop it as you see fit in the forthcoming years so you then get the benefit of any added value.

jaspreetp

note3 wrote: »

Agree with above (keep pedalling).

Also with the painting, even if the colours are all to your taste unless they don't have a single picture or shelf up or tv on the wall then you'd still have to fill and repaint once you moved in and they removed all the wall hangings.

Unless you need the 4th bedroom and off street parking then I'd go for end terrace totally. Better for you while you're there and better for resale appeal.

Although if you do intend to convert front into driveway then perhaps contact the council to get idea of permission cost to put in a drop kerb. As it's London I can't imagine it's cheap and wouldn't be certain they'd grant it now as it would mean losing on road parking which is a premium so best to check if this is a deal breaker for you.

The permission cost to put down the kerb is £1000. My biggest concern is that the kitchen of end terrace is "gully kitchen" while the kitchen of mid terrace is extended to the back already. It uses brickwork (though the roof work of kitchen is not great - is done using two layers of transparent sheet throughout) and bit not sure how much time and money it may cost me. Plus mid terrace has also converted the old gully kitchen to small bathroom.

jaspreetp

Thank you booksurr.

Thanks for confirming the cost of loft conversion. Should I neglect for now the cost of kitchen rear extension and extra bathroom that are available in terraced one as it may not be significant?

melanzana

I would go for the refurbished mid terrace myself.

TBH the only advantage I can see for the EOT is that your bins will not have to be out front.

Everything else is done for you. There is also the security and heat factor of a mid terrace to be considered too.

Just my ten cents.

Thrugelmir

jaspreetp wrote: »

but with end terrace I can not move in without much redecorating..

Not that difficult to give the place a coat of paint. Get a contractor in if speed is of the essence.

Dan-Dan

see past any decor issues, vision it as you want it in the future

but dont underestimate how valuable not having noise both sides could be for future buyers (and you)

Also having side access is invaluable for not having to transport things through the house