A choice of two houses...

Nardge

Dear Forumites,

I have narrowed my house hunting choices to two properties. 

I have enclosed Rightmove and Estate Agent links to both below.

Address	Eastholme Drive,  Levenshulme, M19	Milford Drive, Levenshulme, M19
Freehold	Yes	Yes
Price	260 K	270 K
Chain	No	Don’t know
Condition	Move-in-ready	Needs Modernisation Huge Refurbishment?
Square Meters	81	86
Bedrooms	3 inc. Box (FF)	3 inc. Box (FF)
Garage	No	Yes
Off-road Parking	Yes	Yes
Queries:		Chain? Room Dimensions? Info. historic landfill.

Ultimately I'd prefer the second Milford Drive (MD) to Eastholme Drive (ED).

This is due to its location (including the set-up within the street), the neighbouring park, the garage, the (large) garden, and the East West set up for the sunlight.  However, as seen from the photographs and video tour (latter on Mellor website only),  much work needs to be done with it, including (in my view) all round total refurbishment. ED on the other hand appears ‘move-in ready’.

In view of what appears to be an enormous overhaul needed at MD, I want to be suitably positioned to ask a lower asking price.

If you had a spare moment, on looking at the website photos and video (MD), what would you consider a suitable deduction from the asking price? I am no expert and will be a first-time buyer. To my eyes MD will need wall-paper stripping, carpet-stripping, full painting, wooden flooring, there also appears to be significant wear and tear to walls, doors, ceilings, and furnishings etc. ED has none of these issues. I will also post this refurbishment aspect of my query in the 'DIY' section of this forum. 

A total overhaul/refurbishment would cost approximately what? 5K? 30K? I have no idea.

Since we'd be doing all that anyway, how much would a loft-conversion cost in addition too?
  
Lastly, MD has an old historic landfill which I currently believe to have been further down the adjacent park, though not directly abutting the back of my street. Will this be picked up by the Conveyancer +/- Surveyor?

I hope to progress quickly, as were it not for MD's poor condition, it is ideal.

I know a full survey will be essential.

Thanking you in advance for any time you may have to spare with this...

With Kind Regards.

=========================================================================

Links for House 1 (ED):

Rightmove link:

https://www.rightmove.co.uk/properties/86622675#/?channel=RES_BUY

Mellor estate agent link:

https://edwardmellor.co.uk/property-for-sale/10148959/ 

Links for House 2 (MD):

Rightmove link:

https://www.rightmove.co.uk/properties/138136997#/?channel=RES_BUY

Mellor estate agent link:

https://edwardmellor.co.uk/property-for-sale/10151386/ 

[Deleted User]

Personally speaking both houses are not very desirable. I wouldn't buy anywhere without a downstairs cloakroom/toilet. Both gardens need a lot of work. Also idea of historic landfill would be a big no no.

grumbler

Nardge said:

In view of what appears to be an enormous overhaul needed at MD, I want to be suitably positioned to ask a lower asking price.

You can offer lower price for any property, regardless of its condition, but the asking price already reflects the condition of the property. That's why the prices for these two houses are about the same.

Martico

I can't see evidence of central heating in house 2

Brie

Is a loft conversion possible?  Any building permissions already applied for?

As for costs - it's a case of how long is a piece of string.  How nice do you want it?  How cheaply can you get materials?  If you're doing all the work are you qualified to do the electrics/gas/plumbing??  Anyone can slap some paint on but some of us (not me!) are better at it than others.  

We've just had a quote for a new kitchen from a national DIY chain - room is bigger than the one in the pics but to rip out everything and have all new installed will be £15k - £20k.  fyi - that's south coast and half that is for materials.

RHemmings

Nardge said:

A total overhaul/refurbishment would cost approximately what? 5K? 30K? I have no idea.

For another thread I researched online, and found that the average price to refurbish a 3 bed semi in the UK is about £76,000. Googling again, I get even higher figures. E.g. £77K - £140K here: https://jvbconstruction.co.uk/construction-company/how-much-does-it-cost-to-renovate-a-house-in-2023/

That's a lot of money to spend on a house that has a purchase price of £270K. 

I know it's not in your preferred area, but if I were you I would move into the house which is move-in ready. 

FreeBear

House #1 - Stuck between a mainline railway and the A6. Garden not exactly large.

House #2 - Backs on to Highfield Country park. Garden is comparatively wide to make up for the length. Doesn't appear to be so many cars dumped on the road, and looks to be a quieter hood. Solid wall construction on the upper half, and some evidence of damp (probably condensation) - Heating system & rewire in order, and some wall insulation (preferably internal) needed.

If I were forced to choose, number 2, but the Manchester area is really not my cup of tea.

GDB2222

Nardge said:

A total overhaul/refurbishment would cost approximately what? 5K? 30K? I have no idea.

At a guess, £30k is far too low. I'd guess, as a ballpark:

Install heating: £10k
Renew plumbing - as probably l0oads of old lead pipes: £5k
Bathroom  : £7k
New electrics: £7k
New kitchen: £10k
Plaster the whole house: £5k
New floors: £10k
Install cupboards: £5k
Curtains: £3k
Decoration: £5k

You could spend £30k renewing that back extension, and £10k on the garden.

There might be structural and roof work.

Budget £100k, and be pleasantly surprised if there's a bit left over.

BungalowBel

I like the second one best (mainly because of the garage and the fact that it is not overlooked at the back)., but it does need a lot of money spent on it.  There will be far more work than that which you can see.

ProDave

First house will never have room for a garage, and has limited scope for further extension.

Second house has a poor garage but offering great scope for a side extension giving a decent garage and further accommodations, e.g another 2 bedrooms potentially.

It all depends is this a forever home? if so buy number to and extend as you need. If you intend to move on later, buy house 1.

babyblade41

Long term then house 2 for me but neither would be on my list for reasons listed above, but if my arm was forced then number 2