How to choose your ‘forever home’ – without living to regret it

From what the weather is going to be like tomorrow to how the housing market will perform next year, life is full of challenges that are difficult to predict.

But an unpalatable truth about the future is that, as we age, we are likely to get poorer and less active – and the kind of home we need will change accordingly.

Smart homebuyers don’t wait until their living arrangements reach crisis point to make a move. Instead, they are investing in properties which work from them today and – they hope – will also see them through into old age.

These “last-time buyers” have much to consider – from how manageable the back garden will be when they are older, to gauging how community spirited a new location might prove. And experts believe homemovers will need to start thinking about these matters sooner rather than later.

“Rather than making this decision in their late 60s, we now encounter buyers in their 40s wanting to find a property that they can grow old in,” said buying agent Nigel Bishop, of Recoco Property Search.

“Professionals in their 40s tend to have the security of a fixed income, which allows them to budget for costs like stamp duty. Many feel that they might not be able to accommodate such costs as they get older and rely purely on their investment income.”

Bruce King, director of Cheffins estate agents, which covers Cambridgeshire, Suffolk and Essex, believes these buyers are on to something: “The main piece of advice I would give last-time buyers is to not leave it too late,” he said.

“In my mind, it’s important for people to leave their family home on a high, while it’s still full of wonderful memories – rather than waiting for so long the house becomes a liability and a noose around their neck.”

For buyers mulling over their last-time moving strategy, these are the key points to consider:

A level playing field

They are certainly not fashionable, but the single-level lateral space offered by a bungalow makes them a hugely popular option for last-time buyers.

“Bungalows often offer a very light flexible space, which can be used in different ways as your needs change. Ground-floor bedrooms and bathrooms mean that when you do get older or less mobile there is no problem of having to cope with stairs,” said Carol Peett, managing director of West Wales Property Finders.

Flats can also offer good lateral living space, although to future-proof a purchase you need to look for either a ground-floor property with step-free access, or for a building with a lift.

If you do want to stay in a traditional house, then look out for a property with enough ground floor space to add a bathroom suite if necessary, or one with a straight, wide staircase which would accommodate a stairlift.

“We have advised clients on several occasions to turn conservatories into garden rooms and do them in such a way that they can be transformed into a downstairs bedroom when required, and to turn part of a utility room into a downstairs shower and loo to make the house future-proof,” said Ms Peett.

“This has proved extremely useful 15 or so years down the line.”

Wide doorways, which could accommodate a wheelchair, are also worth seeking out – whatever sort of property you opt for.

All the mod cons

Energy efficiency should be an important item on a last-time buyer’s property wish list, because most of us will find our incomes shrinking as we age.

Tech is hard to predict because, undoubtedly, the way we run our homes will look very different in a few decades’ time.

But you can’t go wrong with the basics – good levels of insulation, double or triple glazing, and plenty of natural light.

“Look for something that’s as passive as possible – eco, warm, with room to add solar panels, a ground-source heat pump, all the environmental bells and whistles,” said buying agent Anto Clay, of Stacks Property Search.

Mr Clay is also a fan of energy saving (in all senses of the phrase) gadgets, such as wireless thermostats that can be controlled via your phone, and front-door cameras.

“Things that mean you don’t have to be constantly getting up and down,” he said.

Houses which are modern, or have been modernised, tend to require less maintenance than older properties, which could be a boon as you age.

Flats are more of a double-edged sword. On the one hand, you will have to get used to paying a regular annual or monthly service charge to pay for the running costs and repairs.

On the other hand, you shouldn’t get surprised with shock bills for a new roof when you are drawing your pension. And having a management company to deal with repairs, and a concierge to help with errands, can be a particular bonus as you age.

Walking tall

If you’ve been used to living out in the sticks, you may appreciate the peace and privacy.

But as you get older, being closer to amenities will pay dividends – long hikes to the nearest pub and needing to jump in the car every five minutes will become less appealing.

Mr King said many of his country buyers make a beeline for the pretty market town of Saffron Walden.

“Usually they have come out of stonking great piles in the countryside, but want to be able to walk to Waitrose, head to the market on a Saturday, and go out for dinner and drinks in the evenings,” he said.

“Rural villages often don’t have the best transport links, very few have shops, and so to be able to buy a property within walking distance of the market square is usually the main prerequisite of the buyers coming into town.”

Public transport is an important factor, because at some point you may find yourself relying on it.

“Buying on a bus route that takes you into town takes away the need to drive and will prove invaluable as you get older,” said Edward Church, senior director of Strutt & Parker in Canterbury.

Everybody needs good neighbours

If you are sold on village life and are not going to have reliable family nearby, Ms Peett advises prioritising a location with some facilities – a village shop, doctors’ surgery and pub.

Less easy to spot are villages with a good sense of community spirit – and having helpful friends and neighbours close by will become more and more crucial.

Ms Peett thinks a busy church, irrespective of your religious persuasion, is a good sign.

“Villages with well-attended churches usually means a great sense of community and lots of village activities such as coffee mornings, quizzes and other activities,” she said. “This may seem unnecessary when you are younger and have lots of family and social life.

“But for the elderly this can be a lifesaver as they can become lonely, and this community provides a great blanket of companionship, help and care when required.”

Mr Church agrees that a friendly local community to knit yourself into needs to be part of your calculations.

Research local clubs and groups – you may not be interested in playing bowls and bridge nights right now, but down the line they might provide you with friends and a much-needed link to the outside world.

Hosts with the most

A sticking point for many last-time buyers is a deeply-held reluctance to sell a larger property and give up hosting Christmas, Easter and other family celebrations.

But Jo Chadwick, director of Strutt & Parker in Windsor, said reducing the amount of sleeping space doesn’t mean an end to your role as master – or mistress – of festivities.

“It’s often fun to play host, but perhaps weigh up whether it’s worth it for the extra upkeep and running costs of those spare bedrooms,” she said.

“Having a good hotel or pub with rooms nearby still allows you to have friends and family visit, but avoids you feeling like you’re rattling around in unused rooms.”

The great outdoors

Pottering around in the garden is one of life’s great pleasures. But unless you have a budget for gardeners when some of the more energetic tasks get too much for you, you need to consider manageability.

“When young and energetic a large garden may be extremely appealing,” said Ms Peett. “However, when you are older you may not want, or be able, to be forever cutting hedges and mowing lawns.”

A smarter option would be a smaller garden, and you could consider slowly starting to install raised beds and paved areas with pot plants to keep things easy to manage.”

Flat gardens are going to be a better bet than terraced outside spaces, and step-free access from both the front and the back door will make life easier to navigate.