1 flat, 2 months, 29 viewings, no offers? Can anyone beat this?

rocketchimp9

Just a thought but from a buyers point of view, I would update the photos because if a house was in an area that we liked but we really see what it was like from the photos (because they were poor) we would go and see it. So it maybe you are not getting the right kind of buyers

Emmzi

I also dont rate the link to virtual tour. it's 2 panoramic pictures includig a dark and cluttered kitchen. for that money, I want spotless, chique, and to see all 4 rooms and a garden.

Nixxx

Hi goldbyron

I think I will be your target buyer as we are looking for a property in your area but in the next few months.

So here are my thoughts.

I hate first floor flats purely because they rarely come with a garden, so please please please make sure you stress that some kind of outdoor space comes with the property and add a picture. In my opinion, even a picture of a bad outdoor space is better than no picture.

The measurements stated are a decent size but the pictures make your flat look really tiny and they would put me off even viewing. Perhaps you could get your agent to take photos using a wide angled lens.

The virtual tour does not add value to the rightmove listing as you don't really see a lot more than the pictures.

Could you put pictures up of all rooms? I think this will give people more of an idea of what they are actually viewing and for you to get some serious viewers.

I don't actually think the front of the house looks too bad but i'm a bit confused if there is a flat above and below.

I also think that you have a really good location but I'm a bit put off by your pricing structure of £200k - £250k. If £204k is the minimum you would accept then why not put it on the market at £215k? It may be worth mentioning how many minutes walk is it to the station and how close it is to all amenities. Its also worth mentioning that it is only 20 minutes to liverpool street station on the central line.

If you are still on the market in March then I may view it lol.

Doozergirl

I quite like the look of it. I'd view it on that but I guess those pictures invite you in to look at more - it might be nice if there were a couple more pictures - it might detract some viewers who are viewings to see what the rest looks like.

I don't get your pricing either. People may well be put off making an offer because your price isn't clear. My instinct would be to evaluate if I thought it was worth the asking price. If you're wishy washy then people may feel intimidated by offering, also they can't grasp whether they think it's a price worth grabbing at. I would change that. Everyone wants a bargain these days so the mentality of bidding upwards of a price doesn't sit well with people - it would put me off and I'd buy anything!

Also if people are looking for a garden flat then they probably do want to be 'wow'ed a little bit rather than presented with a concrete square.

Ultimately, if the viewings keep coming then the offer will eventually. I'd reconsider your pricing - £215k perhaps if you want £205k - everyone wants a discount and they'll think they've got a bargain.

adg1

The first and main reason a house doesn't sell is the price, pure and simple. Cosmetic work and clutter can be taken out and you'd expect 1 of those 40 viewings to be able to see through your furniture and decor tastes.

People are viewing it, which is what you want, but those that do don't think its worth what the agent is asking for. In the time of the 40 viewings, has your agent been on the phone with constructive feedback along the lines of:

'Loved the kitchen but thought that it needed a bit too much work for the price'
'Thought it was a nice property but found better value for money elsewhere'

etc?

If not, then talk to them about the viewings they have had, the prices of property that has sold in the vicinity recently and ask for their reccomendations. A price drop of 10% or so sounds drastic, but will open the property up to a new bracket of buyers. BEar in mind that these buyers have less money so thought a flat that was x amount was unattainable for them - aspirations and all that.

On another tack completely, I thought a 'Virtual Tour' was meant to show the WHOLE of the room and not simply be a photo of one side that is stretched so only part of is visible in the viewing window at one time?

Fire_Fox

Your pictures are shocking, in the sense that the estate agents have made no effort and neither have you! Why haven't you tidied the kitchen and cleared all the worktops?? What is wrong with the bedrooms that there are no photos at all - are they a mess? Does the rest of the flat look like you have grown out of it - if so buyers will think the same and not offer. If there is outside space why can't I see this, can't you remove the shed so it looks more open and put some colour in (paint walls, shingle over the concrete, pot plants)? A concrete yard is somewhere to hang your laundry out, not sit out with a glass of wine on a summer evening.

pinkshoes

Obviously the blurb, despite being terrible, is getting viewers through the door. But perhaps if it was even better, you might get the RIGHT buyer??

Firstly, I don't like the price range thing, although it seems common in the area. Could you not just put £220k or "overs over £200k"?

It's not clear that it's a 1st floor flat. It took me a while to discover that, and I had to make the assumption from it saying "first floor plan".

Also, most garden's belong to the ground floor, so you need to emphasise this feature, and perhaps show a nice photo.

If it doesn't "grab" people, then is there anything missing? Is it lacking period features or something? Have you dressed the property to look its best, and give an impression of being spacious?

goldbyron

Really useful comments here - keep them coming! There is nothing wrong with the bedrooms at all - I am going to ring the EA and get them to do new photos of bedrooms as well as new ones for lounge/kitchen (and de-clutter the kitchen) and the shed. I may also adjust the price range (this is particular to this agent and common round here) - maybe make it smaller - 200-225k (it was on for 225-250 originally!).

I am indeed getting viewings regardless but I take the point they may not be the right ones. I also have 2000 web hits on the EA's site so I am missing out on other people. I was thinking of taking it off on the 22/12 (if not sold!) and then releasing it with the new pics and price range in the first week of Jan?

goldbyron

Oh and Nixxx - feel free to have a arrange a look round if you want to (Private message me if you want)!

goldbyron

Copy of e-mail sent top EA today (they are shut until Monday)

I have been reviewing my property sale in the last few days as I have been confused as to the amount of viewings in proportion to the lack of any offers. I have gathered advice from various sources including submitting the link to prospective buyers in house buying forums. The overwhelming advice has been to use new photographs in the marketing details and well as including ones of both my bedrooms and even the yard. The feedback has also suggested the price range is too wide and confusing.

As a result I would like to request that new photographs (with a wide angled lense if not used previously) are taken on a sunny day sometime this week of both my bedrooms and lounge/kitchen (the kitchen I am going to de-clutter slightly). I also think a picture of the yard would be helpful even if it just shows the shed area. I am very pleased with all the viewings however would rather accept less viewings if assured the right buyers were coming through the doors who would be seriously interested in making an offer.

I also think it may be wise to take my flat off the market on the 23/12 (if not sold of course) and release it again on the 05/01/2010 with a price range of 200-225k. I would also like to add some personal words in the marketing details which I am happy to send to you.

Please let me know if this could be actioned this week (there are sunny days predicted) and I am happy to pop home one lunchtime to aid this if possible.

Many thanks