BEING A FIRST-TIME buyer is scary. We want to make it less so. Each week during our new Home Truths series, we’ll speak to an expert at the heart of the house-buying process, giving you the vital information you’ll need to take that first confident step on the property ladder.

This week, we ask an architect and designer for her advice on choosing the perfect new home.

“Great design can have an extraordinarily positive effect on our lives and wellbeing,” says Denise O’Connor, MD of Dublin-based architecture firm Optimise Design.

“Ultimately when you’re choosing a new home you should look for somewhere you can grow in, rather than somewhere you know you’ll have to move on from.”

After eight years working in the UK, Denise spotted a gap in the Irish market for the same level of detailed, high-quality residential design she was used to across the water. She set up her own firm here in 2007, working on both private homes and larger-scale new developments.

“We get calls from people at every stage of the buying process,” Denise says, adding that each first-time buyer is different. “Some people want a new build because they’re terrified of buying into an ongoing project. Others are keen to add value over time.”

So, if you’re just starting out with viewings and offers, what’s Denise’s advice for choosing a home that’ll last?

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1. Look at the site you’re buying, not just the house

“Your first concern is location, both in terms of the size of the site and where it’s situated,” says Denise. As a buyer you can do a lot with your new home, but the site itself can’t change. “Think about your needs right now, and how they could change down the line,” emphasises Denise.

Can you expand into the rear garden? Is there space to park a car? Maybe you don’t need parking nearby right now, but in a few years when you have a load of shopping and are wrangling a toddler in the lashing rain, that might change.

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2. Keep light and orientation at the top of your mind

The amount of natural light in your new home will depend largely on the direction it faces, with south or south-westerly facing gardens the most welcoming to sunshine, and north-facing the least. Understanding orientation is especially important if you’re purchasing a new build, as Denise explains:

You’ll usually be buying off plans, and the showhouse you view could have a completely different orientation to the one you’re buying. If you’re uncertain, it’s worth asking an architect for advice.

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3. Be prepared to make layout changes in an older home 

Ireland is full of centuries-old properties, and though you may dream of living in an Edwardian red-brick terrace or a Georgian townhouse, the reality is that buying one could mean a lot of additional costs.“Period houses in particular can need a lot of work,” warns Denise. “They were designed to accommodate a very different style of living. You might have two kitchens on different levels, for example.

She recalls one couple who went over-budget in a bidding war before costing their design work and realising they couldn’t afford to get the property up to a live-in standard. Denise’s advice? “I told them to step away from the deal before it was too late.”

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4. Check out what else is planned for the neighbourhood

Most councils have facilities that allow you to search planning history online, and it’s a service that isn’t used enough by buyers, says Denise. After all, if that large green area in front of your new home will become an apartment block in 18 months time, it’s worth knowing about.

“It’s also handy to see what kind of planning has been granted or refused for other homes in the area, in case you plan on expanding your own property down the line,” she adds.

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5. Don’t dismiss new builds as lacking in character

“Ten or twelve years ago, there was an attitude of ‘if we build it, they’ll buy it,’” says Denise. “That’s all changed now and the standard of new builds is really improving. There’s far more joined-up thinking.”

One key advantage is that a new home is built with modern living in mind, which means lots of open-plan designs, natural light and attics that are ready-to-go for conversions. “Developers and designers are trying to build opportunity into the houses,” says Denise.

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6. Think about about the garden too

Even with a new build, you can expect more than the concrete slabs and seeded grass that were so prevalent a decade ago, so set your standards high. “Landscaping is becoming more and more of an investment, even in the planning stages of a new build,” says Denise.

New estates typically have small gardens, but if it’s well landscaped, your outdoor area could still really expand your living space.

Getting your first home can be a complicated process. Bank of Ireland is here to help you through every stage of your journey, making it quicker and easier. Talk to them over the phone, online or in person. One of their mobile mortgage managers can even call out to meet you at a time and place that suits. Find out more at bankofireland.com/mortgages. 

Bank of Ireland Mortgage Bank trading as Bank of Ireland Mortgages and The Mortgage Store is regulated by the Central Bank of Ireland.