Duplex or Mid Terrace

I'd say neither. Neighbours are painful and if it's a new build which I imagine it is, you'll have a massive risk of living beside so social and affordable housing families. However buy what you can afford. You'll have equity to move on anyway.

Well, 2026 called. You have to buy what you can afford because the banks don't give out free money.

After living in houses and apartments of all types for many years Our priorities were 1 - detached, 2 - if not detached then as few neighbours attached as possible, 3 - garden.

We couldnt even find a detached house that we could afford so 2 and 3 meant a semi for us. There were a lot with tiny gardens and once you put a shed in there you had a postage stamp sized garden left.

In the end we got a semi with a decent sized garden. Still hear the neighbours and have to keep the noise down ourselves but its the best we could afford. If we had to be attached we made sure the halls and kitchen were attached and not the bedrooms or living room.

I would go for mid-terrace over duplex. Its not to say duplex can be good, they can, a family member purchased one. But you are at the mercy of a management company etc, you can't just get a window fixed if there is an issue. Is there any scope to convert the attic of the 2 bed for a small office? Also built in desks can save a massive amount of space.

I have a 3 bed duplex, apartment is above so, we have direct access to our garden, once inside it feels like a 3 bed mid terrace - we have a very thick concrete slab above our duplex for the apartment floor (perhaps this is unique but, it makes a huge difference) so, we don't hear our upstairs neighbours unless they really try, it's 110 square feet, so decent size but 3rd bedroom is only suitable as a home office!

I looked at 3 bed mid terrace (could not afford at the time) and the 2 bed mid terrace (too small) hence went with the duplex.

Would I buy a duplex again - I guess in the same scenario the same problems of cost/size would apply but, i'd prefer not too.

Others have mentioned some good issues to consider, estate fees (you have to be on the block insurance) are very high, it's another mortgage payment every year. External maintenance is at the mercy of the Management Company. You have no attic space for storage and, cannot expand into the attic if you wish in the future. Installing an electric car charger for me is not an option as the parking is not outside of the duplex.

Ours may have a unique issue but, with the placement of the stairs up to the apartment we do lose some light to the front of the duplex so, it can be a it dark on occasion - if you are viewing the duplex you intend to buy, look out for this - make sure the agent doesn't have the lights on in the hall at 2pm in full light outside.

There are positives - size/price when compared to 3 bed mid terrace (for the same footprint there was e50k difference in my development), high ceilings downstairs (we have 15 stairs up to 1st floor, I think most places are 12) - this lifts the apartment height I guess. Our garden is a normal town house size and we can open french doors in summer when entertaining to extend the space.

Maybe this helps or maybe its a circular argument - I would not buy a 2 bed, too small but, I'd be reluctant to buy another duplex - if I had only 2 choices though, it would be the duplex as I think the drawbacks are easier to live with whereas the 2 bed I would be selling on as soon as I felt able to get the larger mortgage.

Having some outdoor space is imporant to me too. But a good-enough sized balcony can do the trick.

2 bed mid terraced all day long.

Guest bedrooms are essentially unused 95% of the year and having you own back garden is an absolute joy (direction depending) on those rare sunny days in the Irish Summer.

You can always apply for the 40sq mtr extension to the rear of mid terrace.

The Big Question: Is it a mistake to trade a third bedroom and 20+ square meters just to ensure I have a quiet ceiling and a lawn?

Just noticed the measurements there, ie the duplex is 105sqm and the 2 bed is 20+ less so about 80sqm or thereabouts. No question, the 2bed terrace would be a better option and probably easier to sell when you’re trading up. I don’t know what part of the country you’re in but a lot of the older ex-council terraced properties in Dublin would be 72-84sqm with attics that could be converted. Does the 2 bed have an attic big enough to convert at some stage?

A duplex is just another word for an apartment albeit with its own staircase. If you have ever rented you know the answer to this. In order of preference apartment/duplex/terraced/semi/detached. If older a detached bungalow would come out on top as no stairs to navigate.

Ease of selling pretty much should follow that order too.

Neighbours can be hell, avoid if at all possible plus having some garden space is bliss on a nice day to relax in and for the kids to expend some energy running around.