New build versus older home: Pros and cons

Is it better to buy a new build or an older house?

Does a brand-new home or an older property with more character sound more appealing?

There’s no wrong or right answer here. It all comes down to your preferences and needs. Both options come with their own unique advantages and potential drawbacks.

It’s often asked by buyers “are new builds worth it?”. But it’s not always as straightforward as this.

We’ve put together the advantages of both new build properties and older homes to help you decide.

 

What’s the difference between a new build and an older property?

A new build home is a property that has never been lived, you’ll be the very first owner and occupier. Whereas an older home or “old build” home one that has had at least one owner, if not many.

Modern homes are sometimes referred to as new builds even if they’ve been lived in, these are classed as existing home.

 

Pros and cons of new build homes

Weighing up the advantages and drawbacks of new build properties is essential before deciding.

Modern properties offer distinct benefits in design and efficiency but also come with considerations that could influence your decision.

Let’s explore what you should know about buying a newly built home.

 

The pros of buying a new build

1. New build schemes

There are several government schemes out there to encourage new build purchases.

Some schemes for new build buyers are:

• First home schemes
• Shared ownership
• Lifetime ISA (first-time buyers)

Eligibility for each scheme is unique, it’s best to conduct your own research into schemes before diving into them. Buying a property is a long-term investment, make sure the scheme you go to is the right one for you now, and long-term.

 

2. Incentives

It’s not uncommon for new build developers to sweeten the deal with attractive incentives to secure buyers.

These could include paying your Stamp Duty Land Tax (SDLT), covering legal fees, or offering some sort of cashback on completion.

Others might throw in premium upgrades like high-end kitchen appliances, flooring throughout, or landscaped gardens at no extra cost (SDLT might be payable on the cost of these works).

 

3. Low bills

New build homes typically come with much lower energy bills thanks to modern construction standards and regulations.

These homes may include superior insulation, double or triple glazing, and energy efficient heating systems.

They’ll also often include smart meters and thermostats, meaning you can precisely control energy usage. Many new builds have the highest A or B EPC ratings, with barely any older homes receiving this rating.

 

4. Minimise chain stress

When buying from a developer, you won't face an onward property chain from the seller—lowering stress and eliminating the risk of being gazumped.

Without having to wait for sellers to find their next home or worry about deals falling through further up the chain, the process is typically more straightforward and less stressful.

This can significantly speed up your purchase timeline, often allowing you to move in weeks or months earlier than with older homes.

For first-time buyers, it gets even sweeter as they won’t even have to wait for their existing property to sell.

Guide: How long does it take to buy a home?

 

5. It comes with a warranty

All new builds come with a warranty. Typically, you’ll get a 10-year warranty from the National House Building Council (NHBC) or similar providers, offering protection that older properties simply don’t have.

The warranty will cover structural defects and typically provides full coverage for a few years, followed by protection against major structural issues.

This can help you secure a mortgage, as well as having a “safety net” against potentially costly repairs.

 

6. It’s a clean slate

A new build offers a pristine, untouched space free from previous owners’ design choices or wear and tear. This blank canvas lets you create your ideal living environment immediately, without renovation hassles.

And when buying off-plan, developers may offer a say in the design or finish – from kitchen instalments and bathroom tiles to flooring and paint.

1. Smaller spaces and plot sizes

You’re typically going to get a little less space with new builds. This means more compact rooms and gardens as developers maximise land usage.

Always check room measurements carefully against your furniture and lifestyle requirements before committing, as the modern, efficient layout might mean compromising on the space you really want.

3. Complicated legal work

New build purchases involve more complex legal processes than standard property purchases.

The paperwork includes planning permissions, building regulations, and restrictive covenants that may limit future alterations or activities.

Always choose a conveyancer with specific new build experience who can navigate these additional complexities and protect your best interests.

Guide: New build conveyancing explained.

 

4. Quality and snags

New builds typically have a bad reputation for poor build quality. This could include minor defects or “snags” that need addressing after completion.

What is completion day?

This might include cosmetic issues like paintwork to more significant problems with plumbing or electricity.

If you do buy a new build, it might be worth hiring an independent snagging surveyor who can identify problems you might miss.

Deciding between a modern new build and a characterful older property involves weighing distinct advantages and compromises on both sides.

Each option offers unique living experiences, from maintenance expectations to energy efficiency and community feel.

1. Character, character, character

Older homes have history and character that are important to so many. Period properties might offer original fireplaces, decorative mouldings, wooden beams, or unique layouts developed over generations.

These elements with genuine personality and individual character are simply not included in new build homes or are replicated without the original charm.

 

2. It’s easier to add value

Older properties typically offer greater potential for value-adding improvements and extensions.

With more generous plot sizes and flexible layouts, there’s often scope for significant renovations that can substantially increase market value.

 

3. Location

Older properties typically occupy prime, established locations within towns and cities, offering better proximity to amenities, transport links, and cultural attractions.

These central locations provide shorter commutes and walkable access to schools and shops.

New build properties tend to be on the outskirts of towns or cities, making them a little harder to access.

 

4. Opportunity for price negotiation

Unlike new builds with rigid developer pricing, older properties offer real negotiation potential.

Individual sellers have different motivations and timeframes, creating opportunities for better deals through strategic offers. Survey findings highlighting required repairs can further strengthen your bargaining position.

Guide: Types of house surveys and costs.

This pricing flexibility stands in contrast to new developments where buyers typically face a premium for a brand spanking new status.

 

5. Investment track and resale history

Older properties come with a proven history and established resale values, removing much of the guesswork from your investment decision.

Historical sales records reveal how the property has weathered different market conditions over time, providing valuable insights into potential future growth.

You can use property search sites like Zoopla to view a property’s sale history.

 

6. Proven reliability

Everyone is aware of the reputation new build homes have with quality.

But with older homes they’ve already stood the test of time, demonstrating their build quality through decades of use and weather conditions.

This can provide valuable peace of mind that can’t be matched by warranties or building regulations alone.

1. Chains 

When buying an older property, you’ll often become part of a linked series of transactions where multiple properties depend on each other’s moves – this is a property chain.

If you’re selling and buying a property, you’ll be in a chain, even if it’s a small one.

Unlike chain-free new build purchases, these interconnected sales create vulnerability to delays or collapse.

Guide: How long does it take to move house?

 

2. Energy efficiency

Older homes typically cost more to heat and cool than modern properties. Those charming single-glazed windows and period features often come with drafts and heat loss.

While you can certainly improve things with insulation and updated systems, these upgrades add to your overall investment.

Many buyers find the character is worth this trade-off, but it’s certainly worth weighing this up.

 

3. Maintenance costs

Older properties often require more frequent repairs and upkeep. Things like ageing plumbing, electrical systems, and roofing can surprise you with unexpected expenses at any given time.

Setting aside a maintenance budget from day one helps prevent these necessary fixes from becoming financial headaches.

 

4. Wear and tear

Older homes show their history through worn floors, dated fixtures, and ageing decoration.

This presents an exciting opportunity for those looking to renovate and personalise but creates immediate stress for buyers wanting move-in ready homes.

The number of previous owners often impacts the level of wear, so consider carefully whether you have the budget and patience for improvements or if you'd prefer paying more for a property needing minimal work.

Research the developer's reputation

Do a little homework on previous projects from the property developer. See if the quality is high, have a look at some reviews from customers, and check if they have a history of construction or any other delays.

Understand the warranty

We’ve spoken about warranties and their benefits, but make sure you understand exactly what’s included in this, what’s covered and what isn’t, and how to claim if you need to.

Know what you’re getting

This might sound a little obvious, but this is for those people who are buying off-plan. Purchasing a new build off-plan means that it won’t be built when you agree to purchase. Visit show homes and analyse the plan to ensure you know what you’re getting. Remember that show homes often feature premium upgrades and finishes that may not be included in your property.

Remember to negotiate

Just because the property is new, it doesn’t mean you can’t negotiate on price. And remember, you can negotiate on more than price. If the price is non-negotiable you can negotiate on extra, we’re talking flooring, fixtures, landscaping, appliances and more.

 

Tips for buying an older home

Get a survey

We can’t stress this enough, it’s not a legal requirement to get a survey. Surveys can uncover defects and issues not visible (damp etc.), trying to save on the survey might end up costing you thousands down the line.

Research the home’s history

There’s a wealth of property information out there you can sink your teeth into. Look into previous sale prices, renovations, additions, and whether permits were obtained for any works.

Ask plenty of questions

When you go to view the property, with the estate agent, current owners, or both, ask as many questions as you can.

Try to get an idea of why current owners are moving, neighbour disputes, local amenities, noise levels, or anything else that you think you’ll want to know. It’s best to write a list so you don’t forget any.

Are new builds harder to sell in the future?

New builds can experience slight depreciation when they first lose their "brand new" status. However, their modern features and energy efficiency often become selling points as they mature. Location and build quality ultimately have more impact on resale value than age alone.

What should I look for when viewing an older property?

Beyond the obvious cosmetic elements, check for signs of subsidence, damp issues, the condition of the roof, and the age of electrical systems and boilers. These factors can significantly impact your future costs and renovation requirements.

Guide: 16 house hunting tips for buyers

Is it easier to get planning permission for older properties?

Not necessarily. While older properties often have more potential for extensions, those in conservation areas or with listed status may face stricter planning controls than new builds on developments with established design codes.

Can I negotiate on fixtures and fittings with older properties?

Unlike new builds with standardised specifications, older homes offer flexibility to negotiate which fixtures and fittings stay with the property. Creating a comprehensive inventory during negotiations can prevent misunderstandings and ensure you get those period light fittings or garden features you've fallen in love with.

How does conveyancing differ for new builds versus older properties?

New build conveyancing requires scrutiny of planning permissions, warranties, and developer contracts, often with tight deadlines. Older property transactions focus more on established title issues, boundary matters, and any unauthorised alterations. Choose a conveyancer experienced in your specific property type for smoother completion.

Guide: What is a conveyancer?