4 bedrooms vs 2 receptions 3 bedrooms, which one value more?

luklik

I saw 2 properties available on sale at the same price. 
They are both new built. The plots are so close to each other.

The total area of both houses inside are equal in sqm/sqf. Only difference is the layout. 

Property1: It has only one open plan (kitchen, dining hall, and living area are in one room), 4 bedrooms upstair
Car port is a part of ground floor house to park 2 cars. (half of the ground floor is a car port)  South facing garden slightly smaller than another house.

Property 2: It has 2 receptions (kitchen dining, and another room for living space), 3 bedrooms upstair
Garden is slightly bigger, but north facing. It has a garage, which may be able to put 1 car in ,and 1 car park in front.

In terms of reselling price in the future, which house may be able to resell for a higher price.
Thank you for your kind advice.

Mahsroh

I would suggest this is "6 of one and half a dozen of the other" which is also reflected in the two current asking prices. 

For me personally, the 4 bed would be more appealing but I'm a fan of open plan living so if I was viewing those two at the same price, I personally would see more benefits in the 4 bed. But this is a personal preference. My parents for example (retired and in a two person household) would probably go for the 3 bed as they'd prefer to have separate living spaces and don't need 4 bedrooms, and would prefer to have a garage than not. 

I don't think there is a right or wrong answer. 

[Deleted User]

Open plan combining the kitchen and living room will rule it out for many buyers. It's just a terrible idea, when one person wants to watch TV or have a conversation they get all the noise from the kitchen. Had a flat like that once and it was awful.

Mahsroh

[Deleted User] said:

Open plan combining the kitchen and living room will rule it out for many buyers. It's just a terrible idea, when one person wants to watch TV or have a conversation they get all the noise from the kitchen. Had a flat like that once and it was awful.

I was slightly concerned by this before we moved into our house but actually we barely notice it. We intentionally paid a bit extra for a quieter washing machine but even so when in spin mode it is still noisy, but for us the pro's far outweigh the cons. I love cooking and I love the fact that I can now do it our family space rather than shut away in a separate room. I can keep an eye on my young son whilst doing bits in the kitchen if my wife isn't around. When i'm cooking after he's gone to bed I can be talking to my wife sat in the living area or at the breakfast bar. It's actually positively transformed the way we live as a family, which for me is far more important than a bit of noise from the washing machine. 

All that said, I can understand why it might put some potential purchasers off, for the reasons you've outlined.  

RS2OOO

Unless you're an investor you need to go with what works best for you and your family right now.

Which has the largest square footage? Plenty of 4 bedroom properties available that are quite a bit smaller than 3 bedroomed homes.

A 4 bedroom might command a premium over downstairs large open plan now due to WFH and the desire for office space. That may change in the future.

For me personally, the car port is a big plus as I regularly work on cars and would find having shelter a big advantage, and the 4th bedroom would offer useful office space. I'm not too fussed about the rest of the downstairs layout as I would only be there to eat, the rest of the time I'd be under the car port or in the office.

But I'd imagine the 3 bedroom with lots of segregated downstairs space would be preferable to many people.

There you go - Just choose what works for you.

theartfullodger

Who cares?  I've a house with 3 bedrooms & 2 receptions which has been continually been rented to various groups of students (4 off.. - using one reception room as a bedroom..) since 2006. 

People (owners, tenants..) use the rooms as they see fit.  That one person calls a room a bedroom doesn't mean someone else can't use it as an office or a reception room or grow cannabis in it (err.. sadly....).

Ditzy_Mitzy

I suspect that, if the energy crisis continues, certain people will be ruing the day they ever heard the words 'open plan'.  The first house will cost more to heat, especially with an integral car port; they tend to act as heatsinks.  One could always look into putting a roller door on the front, of course.

lookstraightahead

[Deleted User] said:

Open plan combining the kitchen and living room will rule it out for many buyers. It's just a terrible idea, when one person wants to watch TV or have a conversation they get all the noise from the kitchen. Had a flat like that once and it was awful.

We have one big room downstairs and a cellar and little laundrette. It is wow. Upstairs is a mess 

Gavin83

Personally I've never been a fan of the modern trend of open plan living. It does seem popular though so it's clearly got some advantages. I expect it might be easier if you have children but I can't think of any others.

onylon

Gavin83 said:

Personally I've never been a fan of the modern trend of open plan living. It does seem popular though so it's clearly got some advantages. I expect it might be easier if you have children but I can't think of any others.

Open plan is more flexible as you can zone your space however you like. In new builds the rooms are often designed to exactly fit the furniture and lifestyle that the architect thinks you will want. There can be very little scope to rearrange things and no space for larger items of furniture, antiques etc.

My house is open plan and I don't have the same layout as the previous occupants. I'm even planning to move the kitchen units around.

Mahsroh

onylon said:
 I'm even planning to move the kitchen units around.

Don't put ideas in my head!!