Five Things I Wish I Knew Before Buying a New Build

[@SunShine-iy4ik]

Thanks for such real talk, people hardly ever tell the real truths anymore. Really appreciate you sharing your knowledge and personal experiences

[@MattBrighton]

Thanks! Glad you found it useful and down to earth! Exactly what I’m trying to get across 😀

[@peterreime3146]

Not sure where you get the figures for "new Build Premium" from, but all the evidence here in the South shows that new-build properties when purchased directly from the developer are usually at least 10% or more cheaper than their equivalent sized established building, even more so when purchased off-plan.

[@SBBUK]

I would say point #1 is not always true, you just have to be careful. I've never considered a new build before, pretty much for this reason (old house is cheaper and I don't mind doing a lot of work on a property) - but in my area as it currently stands, as houses are so in demand and buyers are paying stupid amounts due to lack of available homes (I hear stories of buyers offering way above asking as they are desperate), new builds are around the same price as an old house, which will potentially need significant spend to bring it up to spec with a new build. In terms of quality, my early 1980s house is as "badly" made as a new build, if not worse. In my current properly they used only 18mm chipboard upstairs, and the boards are not moisture resistant in the bathroom, so there are many weakened and rotten spots that I had to cut out and replace, which is not an easy task due to the stupidity of chipboard T&G flooring ... which unfortunately is STILL used in most properties. The heating system has been neglected by previous owners and I have had to spend a lot of time and money fixing that. All the original windows were rotten when I moved in and had to be replaced (they were wooden - modern UPVC should age much better). You see videos of dodgy brickwork all the time online but there's various areas on my house where pointing isn't very good and walls are out of plumb. Maybe my attitude will change once I actually move into my new build later this year but for now, I would say judge all houses on their own merits, rather than going for any particular "type" of house purely because of public opinion etc.

[@juleslondon]

Since you mentioned shared ownership, for me the biggest issue with it is it never comes with parking space (at least in london). I think this limits significantly the scope for price appreciation (compared to flats that come with it). They will also lack good sun facing orientation (will usually face north/east or be in the shade of another building) compared to privately sold flats. I thnk those are small details day to day but they do limit the scope for price appreciation.

[@harambae7014]

Buying a leasehold flat wouldn't worry me too much, but the typical service charge and ground rent that goes with it seems insane. Mortgage payment on a flat plus £300 per month service charge is usually more than the mortgage payment on an older 3-bed house. If you can save up enough deposit, I think a freehold house is definitely the way to go.

[@MattBrighton]

Lots of stories in the news of people with spiralling costs making the flats valueless. Crazy stuff!

[@pratosaurusrex1128]

Most flats are two bed. In my area 2 bed flats are around £350k, whereas 3 bed houses are around £550k. Which means you have to find an extra £30k in deposit, and an extra £1,200 a month in mortgage payments. Point I’m making is that while servicing costs and ground rent add to costs of servicing. Many people own flats because they cannot afford houses. And like with many other areas of life the richer you are the less you pay for something.

[@harambae7014]

@@pratosaurusrex1128 I'm in the Midlands. Back when I was considering buying a flat, I was looking at 1-bed flats for 150-180k compared to 2-bed houses for 220-250k. When I ran the numbers ground rent and service charges usually made the monthly payments about the same, or slightly more expensive for the flat. Very valid point about deposit amount but it seems crazy paying the same or more per month for less space.

[@ngr6320]

Older builds come with alot of problems too and trying to get reliable trades in, it's very very hard. I don't miss living in a new build because of the factors and it comes with problems but an older property also comes with problems that stress you out.

[@cassidy0284]

I totally agree, I’ve let down by so many tradesmen 🙄 it was supposed to be a quick and easy redecoration and its been a nightmare living on an actual building site, not to mention it’s cost a fortune to renovate a house too

[@jeanhind8198]

Some brilliant points, well made. One other huge advantage of buying an older house is the land footprint it's but on, ie the front and back gardens, decent off road parking etc. Most new builds are built on land that was obtained at a very high price and so developers fit in as many houses as possible, and this means providing tiny, exercise-yard back gardens overlooked on all sides and often NO front gardens at all. This crowding and lack of private outdoor space can't be good for anyone's wellbeing..

[@timward3116]

I love to learn about how homes are built and sold in other countries. I'm in Phoenix, Arizona. I've owned one new-build and three older homes. Fortunately, I had purchased the new-build from a small but good developer. I have friends who bought from the big developers and some of those homes turned out to be nightmares. A year after moving in, one friend even sprayed the stucco with a garden hose to get the dirt off and the thin concrete stucco veneer actually fell off, exposing the chicken-wire/styrofoam innards of the exterior wall. I now live in a small condo that has been here almost 50 years. It's not shiny and new, but it has been here several decades and hasn't fallen down yet. It's block construction means it is much sturdier than buildings made with modern materials. It has charm, is not a cookie-cutter home, and is in a good area close to downtown. Since growth spreads here from the center out, most of the affordable new homes are far out in the suburbs and require long commutes to jobs and entertainment. Even though London and Phoenix are worlds apart, it is interesting to see that we face many of the same problems when buying homes.

[@MattBrighton]

Interesting to hear the same challenges! Especially when houses are built so differently in the UK VS US as well between our traditional brick and block VS timber and cladding of the US

[@timward3116]

@@MattBrighton Hi Matt. No need to reply because I know you're probably busy and you can't spend all of your time carrying on conversations on KZbin. I LOVE brick. Block is second best. Some parts of the U.S. still build brick homes but new homes in Phoenix have few quality materials - and brick and concrete block aren't part of the equation. I heard an expert on the radio here caution buyers that new homes in Phoenix are only built to last one generation or about 30 years (so when you're done paying your 30-year mortgage, you've got crap to live in LOL). The big companies, though, keep selling garbage and we keep buying it. Keep up the good work, Matt! And have a good day!

[@MattBrighton]

@@timward3116 funnily enough in the UK if you build a timber house or pre-fab. Sometimes it can be tricky to get a mortgage as lenders class it as non standard construction - their concern being length of the house life. But I remember seeing a few brick homes in the US. They always look stunning!

[@timward3116]

Hi Matt. As always, Matt, don't feel that you must respond. If you carried on conversations with everyone who comments, you'd have no time for supper. Yes, brick buildings here usually do look stunning - and there is a sense of peace that comes from brick (and they require much less maintenance). We can all thank Henry VIII for popularizing brick homes (I learned). Of course, having all those wives who came to a bad end sort of overshadowed his influence on architecture. In the metro Chicago area (where I grew up), most of the homes were made of brick following the Great Chicago Fire of 1871. My relatives' brand new BRICK development in Tennessee is very stately-looking (almost Georgian). Termites are a big problem there (as in Arizona, but our builders here don't care and they bribe the government so they get to decide). Your mortgage companies are right in this instance. But I guess a timber house is better than living in a mud hut (usually). Arizona's traditional building material was adobe, which was used by the Spanish, but it hasn't been used much here in the last 100 years. Adobe (also called mud-bricks) is made of earth and organic materials and is sun-dried. Very energy efficient, but they would probably fall apart in England's climate. I once read an article about stucco in Phoenix. You can tell when a house was built by the style (the texture) of the stucco. Time to go. Love your videos!

[@TommyAye]

I live in an a late 1800's house and I've just sold it with the aim of buying a new build. The reason is, layout, time, money, maintenance and energy efficiency. Older properties are less likely to have a layout and rooms that suit modern day living. You need the time and money to carry out maintenance or improvements. They are less efficient, so cost more to run. So it's all good saying the issues with new builds but older houses have bigger issues and cost more to live in long term. I'm no fan of the big new build developers but there's some really good smaller ones that are producing good new build properties.

[@MattBrighton]

There's some great small developers out there building incredible homes! would much rather go with a small developer

[@TimeaCseri]

Yeah, good points. My biggest problem is that all these houses and flats have tiny spaces for too much money. They tend to squeeze 3-4 bedrooms to one tiny floor. so, basically the sq ft of the houses don't get bigger but they try to do more and more rooms into the same sq ft

[@jimholland7933]

Mate, love this video. Personally have 0% experience of new builds, but when viewing them I have found them small and not very high quality, but love the details mate. Well in.

[@MattBrighton]

Lots are very small with tiny layouts as well! Hope all is well!

[@locksleynet]

Thanks for sharing! I love the layout of some of the new builds, but the walls are pretty much made of paper and the floors feel so cheap.. I guess you're right, it would be worth spending a little less initially and doing up an older property. New subscriber here 😎

[@MattBrighton]

Some of the layouts are fantastic! I looked a few new builds outside of London but this bit inside of me just couldn't do it again haha. Then again the whole street looks nicer! Tricky balance.

[@OriginalYS]

I’m leaving my old build for a new build, old builds require lots of work and have poor insulation from my experience, also creek a lot

[@-Chunk]

Exactly! I have considered both and they all have different issues. But buying an older property, you might have similar issues but without the warranty and backup service

[@andrewf4623]

I sold my tiny east London flat a month ago to buy a semi detached in Hampshire, best decision I ever made!!

[@MattBrighton]

Ah awesome! How did you find the flat market? I'm looking to sell soon and it worries me how popular flats around London are at the moment. Especially East London!

[@andrewf4623]

@@MattBrighton market was actually pretty active, I did slightly undersell mine though as I was desperate to move. Could have probably got 10-20k more if I was willing to wait a few more months. Where are you looking to move to?

[@chris94kennedy]

@@andrewf4623 Hi - did you move to a new build in Hampshire?

[@vijay.kuchhadiya]

I am very new to the UK and looking to buy a house so such content is so helpful Matt! Please keep up the good work

[@peacefamily212]

Your videos are awsome I'm learning so much and that's all because you explain it in such simple terms. You are very intelligent! Again many thanks and much appreciated! God Bless you my friend!

[@HermanWillems]

One big disadvantage of old houses. You can NEVER EVER get the old houses up to the modern isolation standards. Because you have to take the whole house down. It's especially important because of your energy bill: Old houses 300 euro to 1000 euro a month energy: Newbuild: 0 Euro. Because of solar panels, heatpump and super good isolation, heat recovery systems etc.

[@brianiswrong]

You can get an old house close to a new house for thermal efficiency, but it takes time and money. Solid non cavity walls can be externally insulated to exceed a 20 year old cavity call insulation properties,the only real thing difficult is if you old house had concrete floors on the ground floor, while you can retro insulate them it's a big job. But I wouldn't let lack of insulation stop me buying a much bigger old house (and renovation fund) over a smaller, all houses rammed into a new estate.

[@DF-dd5nf]

Hi Matt, I love this video. Thanks a lot for your useful advice !!!! I learned a lot !!! I also have a shared ownership flat, and I completely agree with everything you have stated in this video.

[@jlpropertychannel9900]

If the people watching this are anything like me ... I really appreciate the honesty in your video :)

[@Michael-hv4de]

Awesome review. I was originally looking at a new build flat but you’ve definitely now got me considering an old build! Will look into this more. Thank you Matt

[@MattBrighton]

Let me know how it goes! New builds are nice for sure but I would have loved to buy something older and do it up. Next time!

[@_permanence]

Ha I’m in a very similar position to you. 5th floor new build shared ownership apartment in SW London. Thankfully my rent is quite low so I’m able to save but my capital appreciation is negligible. I’m ready to take the next step and buy 100% my own place but I don’t really want to leave the area. After living in a construction site for several years the area is just starting to come to life and I now want to enjoy it! Keep up the good content!

[@MattBrighton]

The capital appreciation over the past few years makes me sad haha. Compared to 2015 when it surged. Mine finally came to life over the past 2 years - that being said, I'm definitely done with noisy neighbours and minimal space. Bring on a detatched freehold with a garden!

[@sjgbrighton]

Thank you so much for this. I'm having to downsize and considering a new build but so much stuff I hadn't considered

[@MattBrighton]

Glad it was helpful!

[@brianiswrong]

If you only find 40 defects, you have found the best developer in the world. I would suggest an average of 20 defects per room is normal for a professional snag inspector.

[@taniahakki8045]

I mean obviously it's better to buy old property etc but the whole point is it's not affordable for everyone. Alot of ppl don't have choice and need that initial help comes with buying new build even tho it's more expensive in the long run 😕

[@Merknilash]

As an American I can’t understand why there aren’t new builds everywhere I drove through England and there’s so much land - why would people want ancient homes with old bones and lots of problems? I understand all the comments about “soul” and “character” - but sometimes it’s nice not to have all the problems that comes with an 80 year old structure Even in the cities in USA where homes are built in the 1920s-1940s folks are starting to buy up the lots, knock the old roach homes down, and build new ones. Of course in some English cities there’s so much history you may not want to do that, but I’m not talking about the heart of York here - I’m talking about the English suburbs

[@Sara.david1]

old houses hav bad epc my current house does not heat. Its on 24 hours I’m alway cold. So buying new house bit confused which one to go for

[@-Chunk]

Pros and cons for both. Theres always issues with older properties too. New builds might have loads of snags at the start but at least you have warranty. Older properties might have issues, but you’re on your own to sort them out

[@amyokoh5428]

I live in new built and equity in my house is now ( £85k 4 bedroom detached )within 6 months. One of my friends who moved 2018 equity is (£75k 3 bedroom semi). No cracks or whatever u are talking about.The Estate I bought is new area and no houses around to compare prices except us the new built owners. Around 10 people I knew bought their houses same area same builder and none of us have cracks or whatever problems u guys are having in London. Nationally houses in London declined since 2019 and South West area increases since covid. So many people sold and bought bigger property this area. If I put my house on sale now, am selling within 2 days . It is that crazy over here. People are out bidding each other. I have massive garden and Garage with 4 parking spaces and 2 more parking spaces in front of my house (6 parking altogether).

[@MattBrighton]

The market is really hot at the moment for houses - awesome news though, best of luck on the sale!

[@nb9797]

You made the point your London New build had been stagnant since 2016. But is that because of the new build premium or because it was in London. Had it not been a new build would have experienced more growth by now?

[@divinastrain1286]

Really love your honest videos. I actually have "friend" working in real estate always try to persuade me to buy a flat from her.

[@divinastrain1286]

@@MattBrighton Still think it's a good choice for you since you are single and have a lodger atm. I had experience of living with random people, it will make you subconsciously want to buy your own place in London asap.

[@MattBrighton]

Looking forward to getting a bit more space in the future, would love a garden and dedicated office / youtube studio!

[@Moose185]

Does anyone have any experience with Taylor wimpey or Miller homes developments? I’m choosing a house between them. I would like some advice please.

[@soofihasan]

Thanks for a very informative and candid video. Much appreciated

[@CW-Design]

Is it easy to sell a shared ownership flat?

[@Kam-go3bc]

This is just not true. Recently me and my partner have been looking at new builds and they have been consistently below the asking price for equivalent properties in the area. Perhaps this is different between flats and houses. This is for Redrow as well which is considered a premium developer.

[@davebarrett1562]

Good summary Matt. Thanks

[@dannyb5394]

Only in the UK could you get away with this shit. Would rather a 100 year old victorian house over a new build any day of the week

[@NnamdiNw]

I’ve never understood this old buildings have “more character”. Can someone explain this to me

[@simonrafia4519]

😂😂😂

[@jgibbs651]

Not "worth" more money, a new-build COSTS more money - another reason not to buy one. The build-quality of most British new-builds is dire, especially those built by large developers. Developers don't employ many people apart from a few designers and a lot of sales staff: the BUILDING is done by sub-contractors and casual labourers. If you want a new house either buy in a small development - 10 units or less - or buy a plot and build your own. Best buy? An ex-council house from the 1950s: well built, generous room sizes, good-sized garden.

[@martinosborne2842]

Having been living in a new build for two years very good advice👍👍on a minor point, I would never buy an 'apartment ' I'm British so I would consider a flat👍

[@MattBrighton]

Thanks! Haha yes, I guess it's a flat rather than apartment!

[@arturstrakhovsoundrecordis934]

Thanks 🙏 I actually thinking about new build because I can buy one with 999 years of lease, which wouldn’t be possible with an old flat

[@MattBrighton]

My flat came with 999 years which is good! I really hope the government reform leashold and get rid of it for most properties. Such an old, outdated system

[@danbruno5945]

Hi guys I bought my 80s maisonette flat back in 2014 for 89k in Warboys and that was first home I ever bought and still here now what a bargain. What grabbed me was the 871 year lease with just £20 a year fee every June,they are very hard to find because I can now continue to gather equity as value keeps increasing and my mortage payments dropping every 2 years when I switch deals.Ive noticed if you target older flats/maisonettes they have long long leases that you may not even affect your ability to sell many years later Mortgage payment now just £270 per month!

[@hanrahan91]

Have you considered going back to renting? although it may seem like a backward step, a lot of property investors seem to swear by it in an attempt to accelerate portfolio growth. Especially with you being in London, is this something you will consider in the future? Love the content as always!

[@MattBrighton]

I treat my own home equity separately so It'll always increase over time to go up the property ladder - that way I don't end up using ALL savings purely on the limited company property purchases

[@rml442]

New builds were cheaper than the old builds in this area when I bought mine.

[@ghana-music]

if you buying to live, don't worry new builds are good. is the same as buying a new car, is always at an average price.

[@glenrussellproperty]

Great video Matt as always 👍🏻

[@glenrussellproperty]

@@MattBrighton Glen ;)

[@inulmohamed6951]

Thanks for the wonderful video .

[@MattBrighton]

Glad you found it useful!

[@kristinesharp6286]

You don’t have to find 10K if your 150 went to 140 cause likely you put down 15K or 30K.

[@gm2407]

Leasehold makes purchasing a joke. No home should be leasehold and flats should be unpurchasable social housing if ground rent is a thing. The reason; land rent and maintance fees are just a captive extortion of the person who 'owns' the structure. I feel bad for anyone trapped in an extortionate leasehold.

[@richardroebuck1915]

I bought a new build in the Midlands and it was a travesty of mistakes. One of the worst ones was the fact the outlet from the boiler vented into the loft space rather than going through the roof and venting outside. This wasn't just my house however, the same mistake had been made on about another dozen houses on the same estate. When we told the building firm they had to fix it they claimed they'd actually built it correctly and all the buyers must have changed the vents so that they went into the loft rather than outside and that it had nothing to do with them. It wasn't until we contacted several local newspapers and threatened to run a story on it that they actually came and fixed it. Assholes...

[@MF-oe2ze]

London prices give me anxiety

[@colinbrigham8253]

Thank you 😊

[@gaborbalog8028]

If I buy a new build using the shared ownership scheme can I become the freeholder once 100% of the house is purchased? Thanks

[@MattBrighton]

If you staircase to 100% you own the property 100% but it's still on the leasehold. So 100% ownership and freehold are two separate things

[@MattBrighton]

But yes you could staircase, THEN buy the freehold

[@MattBrighton]

but I'd check with the freeholder now, to make sure they will sell in the first place, otherwise I'd sell up and move without staircasing :)

[@gaborbalog8028]

@@MattBrighton thanks for the information 🙏

[@tomaa3522]

wont leaseholds depreciate to 0 as they reach about 70yrs lease ?

[@MattBrighton]

Not technically - I believe 80 years is about the average where then you need to look at getting it renewed from the freeholder. Typically you can buy a property cheaper if it has a short lease due to the cost to renew it. It might just mean that you'll have a harder time with lenders

[@praveennair1]

Great video Matt! How would you go about getting an old build house/flat as a first-time buyer since I know its a lot harder in places such as London without the HTB scheme? Would you recommend saving as much as you can for a good mortgage?

[@MattBrighton]

The incentives aren't there which is a shame like help to buy etc but it's just a matter of finding a more run-down place that you can get below average market value for the area then spend some cash over time doing it up :)

[@fabandell]

Good video man

[@MattBrighton]

Thanks man! Loving the channel - have seen a few of your vids pop up

[@peterallam6494]

So it costs then in more ways than one to buy a New Build, more so if it's Leasehold. What happened to Peppercorn ground rents & 999 year leases? Are you told about these things when you put your money down or is a Buyer Beware agreement? Is there a snagging national league table for national House builders? Is the NHBC funded by the Builders? If so there's an element of the cost in the price you've paid. NHBC cover relates to Build Structure not Build Finished Quality.

[@MattBrighton]

@@peterallam6494 the 999 year leases are definitely more and more common now. Thankfully mine was 999 years. I actually just did a video all about leasehold and peppercorn ground rent!

[@tandrickmoses-dimitrius6911]

I'd say that alot of the modern prefabs going up are probably going to last longer than the typical Berkley or TW horror show.

[@MattBrighton]

Definitely! Will be interesting to see if banks still lend on the new build house builders in 100 years time!

[@yunusseedat3213]

Matt I will subscribe to your video, well done

[@mesamyricardo1981]

I don’t understand why people are complaining about new builds, you get some very good ones, very good quality. Do your research before listening to other people’s opinions. The walls are made from plaster boards, however they are very well insulated and soundproofed. I got mine for £465000 with help to buy, no regrets, love the modern layout with floor heating. 95% of this video is not relevant to my 2 bed flat. Also note, new builds have a lot of regulations to follow and they are not all cheap build. My advise, do your own research, start viewing properties and ignore peoples opinions. Don’t bother with shared ownership!

[@Tashaspills]

It's always the plumbers!!!!!

[@MattBrighton]

Not sure what they did in my flat!

[@umairyounus2880]

Hey Matt, Can you recommend a bridging finance lender? I've tried a few brokers but their fees are very high. Broker fee starts at 3k.

[@umairyounus2880]

@@MattBrighton yes 1% seems reasonable but having 2k along with it is too high. I'll reach out to Russell. Thanks Matt

[@umairyounus2880]

@@MattBrighton sure

[@umairyounus2880]

this is for a long term investment. The property is not in a condition to get a mortgage. So for short term, I need this loan.

[@kumyveluppillai2597]

another TOP video.

[@MattBrighton]

Another TOP comment from Kumy :D

[@antnam4406]

Never buy leasehold. I’d rather rent.

[@slothsarecool]

To be fair old homes can be sketchy as well, full of mold etc, the joys of UK homes haha

[@MattBrighton]

They can indeed - atleast you know what you're buying before you put the offer in ;)

[@mojtabafaghih3938]

Perfect

[@Metis1337]

idk how anyone can be a financial advisor and then seriously take a leasehold property lol

[@rickp2293]

Terrible purchase I’m afraid mate

[@rickp2293]

@@MattBrighton also really regret a purchase I made in Liverpool. Hurts a lot knowing I made the wrong choice with my money. But we own up, grow and learn. You’re a very smart chap so don’t worry too much. Experience is invaluable, all the best Matt

[@MattBrighton]

Indeed! appreciate it haha. Looking forward to treating my next personal purchase more like a project

[@Moose185]

@@rickp2293how was your purchase a bad decision? Can you provide more information.