Looking at a flat adjacent to a takeaway ... thoughts?

HuSkYuk

I have a query which I thought would be worth putting to this forum, so would appreciate any feedback! P.S. Hi everyone!

So, a bit of a dilemma!

Background: I’m a FTB, buying a unit in a newly built apartment block. Dilemma aside, I love its location, the price is pretty much bang on for a new build in this area, I’m happy with the interior – all in all, very chuffed with it.

So what’s the issue? I have reserved a 1st floor unit on the side of the building that’s adjacent to 4 nearby properties. Each property has 3 floors of which the bottom floor is commercial. The commercial property nearest to my unit position is a Chinese takeaway. The others aren’t food related, but you never know what happens in the future. There’s a 4ft gap between the newly built apartment block and first of the 4 properties.

Prior to yesterday, the only thoughts that crossed my mind in relation to the Chinese takeaway were: “that’ll be nice coming home from work late” (grub!) and “the good thing is it’s not in a location where people would hang around outside of it”. Up until then, I was solely obsessed with finding issues with the interior of the unit and never gave much thought to the Chinese takeaway. Inexperience.

So yesterday whilst visiting the unit, I had an opportunity to look outside of the bedroom windows that overlook the rear of each of the 4 properties. I had looked out of those windows on my previous 3 visits, but the scaffolding was up and I couldn’t see past the covering.

Immediately I spotted the extractor chimney at the rear of the Chinese takeaway, and it was at that point it dawned on me – smell/ noise. Again, I know Surely that’s obvious!

To confirm, on each of those previous visits I never smelt any odor or heard any noise, but all previous visits to the unit had been of a morning/ afternoon, when the Chinese takeaway wouldn’t be operating.

The Chinese takeaway itself has been about for over 20 years, top rated for hygiene and is a takeaway only (NOT a restaurant) – so food isn’t always being prepared. The chimney sits around 13ft away from the unit’s window to the top of the extractor.

I visited the takeaway tonight – a Friday night – warmish evening, slight breeze. 8:45pm, so 4 hours into opening. Unfortunately the site is still boarded up, so I can’t get right beside the extractor fan, but no odor smelt or noise heard from the front of the takeaway. At the rear, I could sneak up close to the 4th property along – further away mind you – but again, nothing. I am trying to see if it’s possible to be in the apartment for 6/7pm – but it sounds very unlikely.

So what are my issues/ dilemmas/ queries?

1. The obvious! Has anyone been in a similar situation? I know people have horror stories, but is it as bad as it sounds?

2. I hear stories of mortgage lenders not lending to buyers for units near commercial property etc. NOTE: I have been offered the mortgage I needed, and its surveyor gave a valuation that matched the unit’s purchase price. Presumably being in a detached building and higher up means less of an impact. But ultimately the surveyor saw no impact on its price.

3. Following the completion of this newly built apartment block, practically 50% of the road will be apartment blocks. These 4 properties are ideal for a developer to snap up and build on – but until then, there’s the chance of the commercial properties changing – I’d dread a chip shop.


I’m going to try and sneak a chat with tenants who live in the 2nd property along, so the neighbors of the Chinese takeaway – not above it.
I see myself being in the unit for at least 5 years before I consider moving. By then, I suspect the units in this block will go up 3-4% in value given its location. Great location, nearby schools, short walk to train station with a 23 min train ride into London. Short walk to main high street. Would make a great buy-to-let (option for me in the future). But this dilemma offers an unknown, which is the only negative I really have.

Cheers for any comments!

AnotherJoe

When I was commuting I used to pass a Chinese takeaway in the evening and often stopped opposite or nearby, at traffic lights. You could smell it within the car, even though on the other side of the road, plus there's a big parking space in front so a fair way away.

So I wouldnt buy for multiple reasons.
The smell.
Cars coming and going all the time you are likely be at home.
It will put future buyers off, lowering the price.
Some lenders won't lend if you are near to premises like this, making it even more difficult to sell.

LittleLu33

I've lived next door to a Chinese takeaway for 2 years now. Although, i'm hopeful my house purchase will go through well and we will move to a quieter area asap. I can't wait, I can tolerate a lot to be fair, but i'm not going to lie to you, I wouldn't live here for longer than a stop-gap. It's not awful, but it's not ideal.

Honestly, it's not been a massive issue, especially in winter when windows and doors are shut. For the most part you forget it's there or just get used to it I suppose. But, lately with the weather being nice, windows open, I have noticed it's quite noisy up until around 11 when they close. I don't know what they're doing, but it's a constant click-clacking, perhaps opening those plastic tubs, I don't know, it's really loud and annoying though and it's a repetitive click-clacking right up until closing. Drives me mad when because I need the window open at the moment.

The smell does waft in, no two ways about it. If you're in a busy city area and are used to noise then I doubt It would bother you much. But, it certainly would bother some, I'm not going to sugar coat that - so while you may love living there, you may find it hard to let out or sell on. These flats I live in are super noisy but the LL never has a problem letting them out, because of the location. So perhaps bare that in mind as a future option if the location is great you can always let it and move if you hate it. Someone will rent it if the location is right.

You say it's a new build, which likely has a lot better insulation and noise blocking than my place.

Ultimately it's up to you of course, and what your gut is telling you But, I felt compelled to jump on and give my honest account as someone who lives next door to a takeaway!

Best of luck with whatever you choose.

essjae

A couple of thoughts:

13ft away is quite close. However if it was really noisy then you would have been able to tell from 4 houses away - could you see steam emitting from the fan or anything else to indicate that it was actually switched on?

You should check the opening hours of the takeaway - if it closes at 10/11pm then thats not too bad, but some carry on until 2/3am on weekends.

If the takeaway has been there for 20 years, then it is probably less likely to change to a chippy any time soon.

Your wallet might suffer with it being just so convenient....

HuSkYuk

Thank you both for your replies, much appreciated

Mixed emotions about it all now! Love the place, but this factor has thrown a spanner in.

HuSkYuk

essjae wrote: »

A couple of thoughts:

13ft away is quite close. However if it was really noisy then you would have been able to tell from 4 houses away - could you see steam emitting from the fan or anything else to indicate that it was actually switched on?

You should check the opening hours of the takeaway - if it closes at 10/11pm then thats not too bad, but some carry on until 2/3am on weekends.

If the takeaway has been there for 20 years, then it is probably less likely to change to a chippy any time soon.

Your wallet might suffer with it being just so convenient....

Unfortunately no direct line of sight to the extractor fan, I might try popping round again. It's difficult to get real close.

5-11 weekdays, 5-12 weekends.

The 2 biggest issues that have spawned from this - as much as I love the place and its location.

+ Whilst I know all takeaways are different, could the smell overpower my unit - i.e. will I be sitting there at 10am on a Saturday morning eating my breakfast smelling it Will it get into my wardrobe and stick to my clothes. When I went last night, they may have just been quiet, no cooking going on.

+ Selling it in 10 years. Things can change obviously - these 4 properties might get knocked down and a lovely new block goes up. It may not happen, and the Chinese takeway is there for another 10 years. The Chinese takeaway may move on, and something better or worse moves in. Whilst my valuation matches the purchase price and I'm having no issues getting a mortgage, will a future buyer be the same or not?

Head is spinning

Nasqueron

I regularly cycle through areas where food prep is done (5:30-6) and while the smell can be nice in passing, it's often not (a horrid smell of fat for example is often noticeable) and it's always noticeable and that's 5-6m at ground level, let alone above the shop. If you get used to it or like it, sure but I'd not want it

davidmcn

I would be concerned about future marketability - even if a buyer isn't concerned, they'll then have to find a lender who is happy with it (and many won't be). Depends largely on the location - if it's an inner city area where this sort of set-up is commonplace, then it won't be as much of a problem as a neighbourhood where most properties are in quieter / less smelly locations. And as I think you've already figured out, you don't have any control over its future opening hours or what they cook.

AnotherJoe

More thoughts on the matter.


The current price will likely not reflect the negative factors.
The resale price will.

Already planning to let it out later as a way to not have to sell it, says its a big compromise now and you are stretching for reasosn to buy when you know you shouldn't. (and, you may find a higher turnover of tenants if the smell proves to be bad. More turnover = more voids = lower profit )

I really dont see any upside to this. Don't let your positive first impressions overrule what your head tells you is the obvious choice.

need_an_answer

For me my concern would be not the smell of the property but what happens at the back of it.

Do you overlook the back or front or a side elevation?


How is bin storage and waste storage,can you see those,do you overlook them.
Is there a courtyard area at the back that is used by staff when on breaks to chat or smoke for example,is that area overlooked by you and kept tidy or is or rubbish strewn.

Not ideal to have any takeaway as a near neighbour but some people get used to it some don't.

If you are having reservations then think hard,this is not only your home but a major purchase and not something that you want to regret 6 months after getting the keys.

HuSkYuk

Thank you to everyone contributing their thoughts, I do appreciate it.

I think selling the property in the future now seems my biggest factor to consider.

Whilst my valuation matches the purchase price and I can get a mortgage - many of you are implying that could change for another buyer in the future (should I move).

Quick scenario - I was close to exchanging, i.e. contract is with solicitor, but a snag elsewhere meant I had to postpone it all (no deposit paid of anything yet) - solicitor has confirmed nothing will be done. What is the process should I pull out? Solicitor closes the case, I let estate agent know/ mortgage broker know. Move on?