price difference between semi and terraced / number of neighbours

short_butt_sweet

1) for otherwise identical semi-detached and mid-terraced houses, how much less would you expect to pay for the terraced house? ... i.e. what percentage should you knock off?

let's say the semi has its own footpath at the side, not space for a car.

note that i'm just asking what the price difference should be, not whether it's worth paying the extra.

2) (since this is perhaps partly about how many immediate neighbours you have ...) what percentage discount (if any) would you expect for a semi-detached house which is joined to 2 flats (from a house converted to 2 flats), compared to a semi joined to another house?

3) (combining those questions ...) what percentage discount for a mid-terraced joined to 2 flats on each side (so it has 4 immediate neighbours), compared to a semi-detached joined to another semi?

Slithery

You're putting far to much energy into trying to solve equations where the most important variables are unknown.

short_butt_sweet wrote: »

note that i'm just asking what the price difference should be, not whether it's worth paying the extra.

It's a compromise between what you think it's worth and what the vendor will accept.

No more, no less...

Slithery

Actually, I've just done some more research.

The answer is either 21% divided by the area in m2 or the difference in council tax band compared against the number of neighbours children in an inverse square.

Yellow_mango

I think the problem is that you just don’t get a scenario where all other things are equal. A terraced house with exactly the same construction, floor area and layout as a semi in exactly the same area just doesn’t happen.

One key difference between a semi and a terrace that may be worth paying for is external access to the back garden. Though there could be separate back access which could mitigate this.

A semi necessarily has more external walls. And therefore probably more windows and light.

A semi vs an end terrace might be a better comparator.

FWIW I have just bought a semi. Turns out the adjoined house is in fact 2 flats. This did not factor into my decision or pricing in any way.

robatwork

As others have said - too many factors to compute properly.

That said, think of it as an end terrace vs the next one along. As you've said there will be a side path, this adds value (bins, access to garden). Also I put value on having only 1 adjoining neighbour (and I think I'm pretty typical). So...

1) 5-10%
2) 0
3) 0

markin

A terraced usually has a 1 car per house limit, a semi even without a side drive can usually fit 2 cars on a drive, with side drive or garden the is potential for a side extension or 3 cars, in most area i see i would guess semis are close to at least 40% more.

maisie_cat

Having lived in a mid terrace, an end terrace/semi and a detached I would say that there is certainly a difference in price. My 1935 mid terrace had many end terraces of the same footprint and the premium was approx 10%. My detached has 3 identical footprint semis, this time 1937, and the premium was 13%.
I would certainly pay extra to have fewer neighbours whose houses were attached to mine

short_butt_sweet

so the consensus seems to be:

- no discount for being attached to a house divided into 2 flats, instead of to an undivided house

- discount for mid-terraced vs semi-detached could be any of:
5-10%
10%
13%

(i've not included the 40% figure, because that seemed to relate to when the semi was bigger than the terraced.)

robatwork

Having a driveway / side driveway would increase my 5-10%. As would having space to extend sideways. As I said - all depends.

bris

It's worth whatever someone is willing to pay and the valuation being the same. Anything else is only viable for cash buyers.


Do all the calculations you want but the bottom line is the banks panel of surveyors will decide its worth.

markin

robatwork wrote: »

Having a driveway / side driveway would increase my 5-10%. As would having space to extend sideways. As I said - all depends.

At the time i made the post In around 10 min I was able to find on RM in a 1-3 mile radius 20% to 35% differences between side driveways and non side driveway, and end terrace, the only thing i didn't look at and account for was rear garden size.

I tried to find very close in size, bedrooms and condition houses to see if i could workout the added value, but every area will differ.

short_butt_sweet wrote: »

so the consensus seems to be:

- no discount for being attached to a house divided into 2 flats, instead of to an undivided house

- discount for mid-terraced vs semi-detached could be any of:
5-10%
10%
13%

(i've not included the 40% figure, because that seemed to relate to when the semi was bigger than the terraced.)

Semis are usually more square with terraced long and thin but i tried to find homes with the same internal space, 40% was maybe a little too genuineness.

I would never knowingly move into a house with 2 flats next door, at least with a house when they go to work you usually get peace and quiet, you would have up to 4 adults with 4 different schedules coming and going more chance 1 set will play music till 3am.

But then I would never knowingly move into a house with next door rented out either, sooner later the will be bad tenants or party animals, and the garden a tip.