Rehabilitate or build from scratch?
Five objective criteria to decide, before falling in love with the idea of saving the old house.
The question almost always reaches us after the emotional decision has been made. It is worth delaying it long enough to look at five numbers.
Structural condition. If the foundations and load-bearing walls are sound, rehabilitation starts with an advantage that is hard to lose. If there is settlement or decayed roof timber, that advantage evaporates quickly.
Planning rules. In historic centres, rehabilitation is often the only legal route. Outside them, building anew may allow more floor area and a better siting.
Energy performance. A new build meets current requirements effortlessly. Bringing a 1960s building to the same level is possible, but the cost per square metre surprises those who did not plan for it.
VAT. Rehabilitating properties over thirty years old frequently qualifies for a reduced rate. On a €100,000 project, the difference is around €17,000.
Time. Rehabilitation is less predictable: you only know what is there once you open it up. If the deadline is rigid, new construction is the safer path.
There is no universal answer. There is a right answer for each building, and it emerges after a site visit, not before.