Advise need pls . FTB perfect house not so perfect area

babymama89

Hello MSE

just wondering if anyone could help or advise

We are first time buyers and have managed to find a really good house that myself and my partner really like. We’ve viewed up to 20 houses . But this is the only one we both agree on . We are not desperate to move but would like to do so this year . The house is on the market for £285k but we have managed to negotiate with the sellers and they have accepted £268k . It has two large gardens ... four rooms and a really good bathroom suite .

We requested for a second view today and I had some concerns
1. It is end of terrace house which is good in terms of privacy . However about 200 yards away from the house there are about 9 council house blocks . The area is notorious as a bit of a rough one but it ‘felt ‘ quiet when we visited .

2. We have two kids (3&1) and there are two schools in the area one requires improvement and one is good . The ‘requires improvement ‘ is about 5 mins walk from the house and the good one about 15 mins drive .

I guess my question really is should is it worth going ahead with the purchase or are these red flags on the ‘nature’ the place and things to come. I see this as LT investment do not looking to uproot myself in the next 10 years or so ... *kinda confused **

I want a good school but also want a big house ? Which should I compromise on ?

Thanks for reading

seven-day-weekend

Compromise on the house. You can change that, you can't change the area. We were prepared to compromise on the house when we downsized from an inner-city terraced house in 2015, to get the area we wanted. In the end we got a lovely bungalow in one of our chosen areas, which we could afford as it needed a ton of work doing.

House buyer's mantra: Buy the worst house in the best street.

Davesnave

The expression ' location, location, location,' exists because some people think that location is everything. They'll sacrifice everything else to buy in a perceived 'good' area. The most extreme examples may be found in the trendier parts of London where a space the size of the study I'm in now and the cloakrom next to it are sold as one bed 'apartments.'

The other way to express the problem is:
the features you want....
the location you want....
the price you want..... Pick two.

In other words, most people face this dilemma when choosing a property.

However, in larger towns and cities anomalies arise, so sometimes it can be smart to buy on the edge of less desirable areas. For example, our last house was 250m as the crow flies from the refuse transfer station, a main road and parts of the old gas works. It was also equally close to roads where no 3 bed sells for less than £750k in today's money. In other words, it was a transitional area.

How much did the 'negative' features nearby affect us? Thanks to its geography, not at all. I'd weighed all this up before buying my first house there, and it was sensible to buy our second house from friends in the same location.

Schools are harder. The 'good' school could be on the way down and the one requiring improvement could be seeing it match the other one before long, in OFSTED terms. Their measures aren't always what parents look for though. We matched our children to different infant schools because education is about more than exam results and alleged 'added value.'

So, there's nothing for it but to immerse yourself in the area for a week or two. Visit potential neighbours, visit at night and weekends, look at various internet resources like Police UK and social mapping sites and then take a view. You won't be committed to the purchase in that time, but you ought to know more by then than just hearsay.

Good luck.

pinkteapot

From the sounds of it, you can't afford the house size you want in the location you want.

How much smaller are the houses you've looked at in better locations? I would also say prioritise location. You can change the house - you can do up the interior and depending on the house you may be able to extend or do a loft conversion in the future. You can't change the area.

Have you visited the 'notorious' area at different times of day? Some bad areas are nowhere near as bad as people say - some are. My mum moved to a town with a bad reputation in our county, but she loves it. Everyone's really friendly! She rented there first as she was unsure but it ticked boxes she wanted.

Doodles

I'm of the opinion its better to live in a smaller house in the best area you can afford.

9 council blocks and you know it as notorious for being rough? then seriously trust your instincts and choose elsewhere.

bouicca21

Schools have a life. Good today, awful tomorrow. Personally I wouldnt give tuppence for an Ofsted report.

And just what is it that makes the council blocks ‘rough’? Some people think any council estate is rough. Some reserve the term for areas that score highly on indexes for deprivation. Only you can know what counts as rough in your mind.

Yellow_mango

Re the kids, if you’re looking to live there for 10+ years, you need to think wider than primary schools. Your eldest will be 13 in 10 years. Not only at secondary school, but probably walking to said school alone, hanging out with his friends in the park / street, walking to the shops etc. How do you feel about him doing that in this area? Are there any clubs / activities for teenagers?

On the schools, you mention a “good” primary 15m drive away. Have you checked the admissions criteria and stats? Is it likely / possible your kids could get in? Where are the catchment secondary schools? How would your kids jet there? How are they rated?

Lots to think about!

babyblade41

For me it would have to be location, but some of the worse areas where I live the houses wouldn't be for me anyway.
I can change the house and maybe add on some extra space later but the location would always be my first priority
The areas that are less desirable where I live have been like it for many many years with no hope of changing and just get bigger

To chance the purchase on a hope it may get better would be too bigger risk

RedFraggle

What time of day did you visit the area? Worth checking that at different times to get a proper feel for it.

Mickygg

15 mins drive for the good school will mean you are out of the catchment area so you may not get into that one.
From what you've described I find it hard to understand why you would seriously consider this house.
Go for a smaller house in a better location. Or you will probably regret it and wish you took these comments on board.

martinthebandit

Never buy a palace surrounded by slums, but always buy a slum surrounded by palace's.

An old saying that has stood the test of time.