Two identical houses - two different sized gardens - price difference?

cymruchris

If there were two identical houses on the same street - same size - same internal layout - same condition - pretty much same everything - but different sized gardens - would the smaller garden have no material impact on the price, a negligable difference or a reasonable difference? The house price is £250k.

Property A

Property B

When both images are overlaid, you can see the arc of the garden of Property B marked in orange, and the red outline is the garden area of Property A.

Price on both houses - £250k - Would people expect, taking away other external factors:

A - both houses to be 'exactly' the same price - all other things being equal.

B - property B marginally cheaper (maybe a £1000-£2000)

C - property B a fair bit cheaper (maybe £5000)

Or something else?

(Each house has a garage - and both have a slightly different position in relation to the house - but don't think that has any impact.)

Brie

the different position to the garage may influence things a bit as well as where they actually are in the neighbourhood.  Across from a school, nearer a busy road etc.    But generally I thought that pricing was pretty much a tick box exercise at this level.  X bedrooms = £Y.  Add a garage then it's +£G.  If they are both the same inside and have a garden and a garage and off road parking then they'll be the same price on the listing.  What you are willing to pay may be different though depending on the other factors.

cymruchris

Brie said:

the different position to the garage may influence things a bit as well as where they actually are in the neighbourhood.  Across from a school, nearer a busy road etc.    But generally I thought that pricing was pretty much a tick box exercise at this level.  X bedrooms = £Y.  Add a garage then it's +£G.  If they are both the same inside and have a garden and a garage and off road parking then they'll be the same price on the listing.  What you are willing to pay may be different though depending on the other factors.

Probably 200 yards from each other - the one with the bigger garden is at the end of a close - so looking out the windows at the front is looking straight up the road. (It's a close though, so no through traffic). The one with the smaller garden has a cycle track opposite, but a row of mature trees between the track and the house, so no visibility of the path at all.

I have the thought that it would likely not impact on price - but interested in other people's views.

The smaller garden house - the garage is at the rear in yellow, with space to park in front of it.

The larger garden house, the garage is to the side, again with space to park in front of it:

housebuyer143

Both houses are not the same though, as they are different locations on the road? 
One is within the cul de sac while the other is near the road? What's around each one? 
I would avoid being at the end of a cul de sac but would choose it over the other if the other was next to a busy road, however if they road was quiet and then I would probably choose the end plot (the white lines probably indicate it's a larger road than I would want to live next to).

The garage at the side would be more valuable than the garage and parking at the rear also. I don't like all the gardens backing into house A though. All things being equal a bigger garden would equal a bigger price but in this case, both houses are not equal.

lincroft1710

On £250K, £5K is 2%, £1K and £2K are less than 1% so negligible. But personally I wouldn't pay any more for Prop A, just because of a slightly larger garden

cymruchris

housebuyer143 said:

Both houses are not the same though, as they are different locations on the road? 
One is within the cul de sac while the other is near the road? What's around each one? 
I would avoid being at the end of a cul de sac but would choose it over the other if the other was next to a busy road, however if they road was quiet and then I would probably choose the end plot (the white lines probably indicate it's a larger road than I would want to live next to).

The garage at the side would be more valuable than the garage and parking at the rear also. I don't like all the gardens backing into house A though. All things being equal a bigger garden would equal a bigger price but in this case, both houses are not equal.

The larger garden is in the red square - 31 - and the smaller garden is in the yellow square 36. You make a good point about properties overlooking - the larger garden does have a taller house overlooking the rear garden - whereas the smaller one doesn't. That's another external factor I know people consider. (Excuse the black squares - just removing reference to the street name)

Albermarle

I would have thought the main disadvantage with Property B, was not the size of the garden, but the fact it has a pavement and road running down one side of it. .

cymruchris

Albermarle said:

I would have thought the main disadvantage with Property B, was not the size of the garden, but the fact it has a pavement and road running down one side of it. .

There is a narrow fenced border that runs down the side - so there'd be nobody banging things against the wall as such or any risk of graffiti or anything similar. But a good point if the side of the building was actually against the pavement directly. It feels a quiet close with few vehicles actively driving around.

Brie

cymruchris said:

Albermarle said:

I would have thought the main disadvantage with Property B, was not the size of the garden, but the fact it has a pavement and road running down one side of it. .

There is a narrow fenced border that runs down the side - so there'd be nobody banging things against the wall as such or any risk of graffiti or anything similar. But a good point if the side of the building was actually against the pavement directly. It feels a quiet close with few vehicles actively driving around.

But you could have someone driving home from work or the clubs at 2 am right past your bedroom.  Or up at 7 am on a Sunday and going to church or working on their motorbike.  The other place looks more peaceful.

cymruchris

Brie said:

cymruchris said:

Albermarle said:

I would have thought the main disadvantage with Property B, was not the size of the garden, but the fact it has a pavement and road running down one side of it. .

There is a narrow fenced border that runs down the side - so there'd be nobody banging things against the wall as such or any risk of graffiti or anything similar. But a good point if the side of the building was actually against the pavement directly. It feels a quiet close with few vehicles actively driving around.

But you could have someone driving home from work or the clubs at 2 am right past your bedroom.  Or up at 7 am on a Sunday and going to church or working on their motorbike.  The other place looks more peaceful.

I've expanded the map slightly - still yellow for the smaller, and red for the large - and the green dot shows the access point from the main road, so you'd only be driving past if you actually intended to be in the close. I think the few cars that drove up towards the red at night could shine their lights into the front windows - but that's very minor.

theartfullodger

There is no (independent) "price".  Price comes from what seller and buyer agree.  What it's "worth" to you will be different to what it is to other people.

Bid what you think it's worth.