16 Admiral Road vs. 28 Bernard Avenue - ANNEX

Two houses, both in the Annex, both semi's, both 4 bedrooms.

One is listed at $2,800,000 and the other at $2,395,000.

The house at $2.8 million is 4,362 square feet or $641.90/ square foot.

The house at $2.4 million is 2,895 square feet or $827.29/square foot.

Hmm. Which house would I rather buy?

Okay, so the red house is clearly owned by fans of violet, gold and Afghan dogs. Though this house has a nicer interior than the yellow house if you are into that 90's style, it does have an apartment building looking right into the back of the house. And a lot of violet but I guess that could be painted. And though the agent claims it is a quiet street, Google maps seems to differ.

The yellow house on the other hand is 15% cheaper but very much in need of an update. I could be wrong but it looks like an estate sale house (is that the right word?). There is not a lot happening in this house other than the art and a bunch of books. And that kitchen!! That needs to be redone. A LOT needs to be redone. And having to walk through the dining room to get to the kitchen would drive me nuts.

So what's the verdict you ask?

I vote for the Yellow house at $2,395,000 even though it is smaller. The dining room could be moved into that overly long living room. The current dining room and kitchen could be made into one open kitchen/family room with a walkout to the backyard. The second floor could be rearranged to make better use of the space. Perhaps move the Master to the family room (there is one in the kitchen now so you don't need one on the second floor....), make that second bedroom the master bath, add a second bath on that floor and a bigger second bedroom or 2 smaller bedrooms at the back where the master is and fix up the third floor and basement.

I bet all this could be done and done well for $400,000. That would make the cost of a brand new yellow house with amazing finishes the same cost as the red house that is out of date. Plus, I love those doors in the current living room! And there is parking for 4!!!

This could be a great family home in the heart of the Annex.

Even though I think they are both really expensive options.....

Yellow house wins!

RED HOUSE