why can't I sell my house?

virgo149

barnaby-bear wrote:

I think the point is that the poster wanted full asking price (most properties sell 92-96% ) and he's already turned down a 90% offer. He's also asking 25%over 'ceiling price' for a semi in the road, so whereas people do see past decor they also don't want to pay full whack if lots and lots to do and the more people put off the less competition so the lower the price.

I can't and didn't comment on price as I live in the Midlands and only have a vague idea where Romford is

I do however think it is a little naive to expect to receive a full asking price offer in today's climate. We put ours up for £239,950 but wanted anything over £235K (which was what we got before it fell through).

As for ceilings, I think he's already mentioned that one has gone for more up the road, it's just registering on land registry yet - they do take a few months to catch up.

Decor, yes there will always be those out there who want it all - to them I say go and buy new build. Even the horrors we saw, we gave them consideration on what needed to be done. Unfortunately being a Virgo I'm a bit of a clean freak - I found those that put me off, although not my taste, were just down right dirty. Bad paint I can live with, scumbag lifestyles I can't.

OP - have you followed up the offer you had at all to see how keen they were or where they just chancers do you think? If you are not in a rush to sell, do what you need to to get the house 'up together' and be patient.

Debt_Free_Chick

virgo149 wrote:

I do however think it is a little naive to expect to receive a full asking price offer in today's climate. We put ours up for £239,950 but wanted anything over £235K (which was what we got before it fell through).

Whilst I think you are absolutely right, it does rather depend on how the asking price is set.

Most get three quotes from agents and then set the asking price at the average. But if the asking price is set at the lowest of the agents' estimates, should it be taken to be "the real value"?

Gorgeous_George

A couple of tins of paint inside and some potted plants outside and this property will start to be much more attractive.

While many of us can see the potential of a property, others can't and it's the others who will pay top dollar for a pretty, well-presented house.

I like ceiling fans. I have one in my lounge (South facing) and will put one in the master bedroom (also South facing). The alternative is more expensive air-conditioning.

OP could have a photo taken from a better angle that misses the ceiling fan. Viewers could be told that, if they wish, the fan would be removed and a light fitting of their choice fitted instead (following exchange of contracts).

I'm so pleased that the OP was not offended by those trying to help. It's oh so easy for people to take feedback in the wrong way - especially when it's written on a forum or by email.

OP, please let us know how you get on.



GG

SammyD_2

Its the kitchen that puts me off, but really only because there is something in front of the backdoor - why???

Otherwise it looks fine, if a bit dated in places. As for all the silly things said about laminate floors - get real guys...my buyer has just come round this morning, she paid the asking price (well over £300k) for my propery which "shock horror" has a laminate floor - the cheapest we could get from B & Q - it has served us well for four years, and two messy children.

Again, the no garden out the front is not necessarily a bad thing - we have a garden, but see the benefits of off street parking. I think it is probably the price - any house will sell at the right price, but also get it listed on Rightmove and Primelocation, not some second rate portal.
We only had 8 viewings, but 5 of these came from Rightmove and Primelocation (supposedly - this is what the agent told us).

Doozergirl

stoptheworldIwannagetoff wrote:

The main comments re the kitchen - on reflection yes, I agree it is dated however, I also agree with Undercoat11 that painted units will look sooooo obvious. I am going to sort out the lino, declutter and remove the 'large breakfast bar' and put in a 'proper' table and chairs as well as skim over the artex and paint the walls.

Wooden doors are an ideal base for cupboard paint and whilst we all know that it won't last, it is fantastic in the short term for selling, especially as there is a current fashion for ivory painted doors!

We recently gave a similar style kitchen a makeover by painting the cupboards in 'champagne' coloured cupboard paint, changing the worktop and the lino. I was so surprised as I was insistant on changing the doors but my husband did it as a 'surprise' and it did look wonderful actually!

virgo149

Debt_Free_Chick wrote:

Whilst I think you are absolutely right, it does rather depend on how the asking price is set.

Most get three quotes from agents and then set the asking price at the average. But if the asking price is set at the lowest of the agents' estimates, should it be taken to be "the real value"?

House valuing is such a difficult one isn't it. I can only speak from personal experience as a buyer but in today's market, regardless of cost, I would expect that a vendor has a built in buffer on their asking price. Gone are the days of x amount of buyers per property - as we read on a daily basis here. If you get a serious contender to buy then you want to hang on to them and you MUST be prepared to negotiate. Certainly, although I don't agree totally, our agent said a good guide is a £5K drop on properties under £200K and a £10K drop on those above. We did well in theory by accepting a £5K drop on a £240K property and the house we were buying took a £6K drop. If you do get an asking price offer, of which many still do, then fantastic, but you really need nerves of steel to turn down offers which are in effect only perhaps a small percentage off the asking price in reality.

tomstickland

I've just had a look and the house has nothing seriously wrong with it IMO.
However, as I found out when I bought my flat, a lot of buyers are lazy and/or unimaginative, so cannot see beyond the obvious. For example, a colour I don't like or some clutter that will go when the house is sold wouldn't bother me, but they might deter other buyers.

I think you could lower the price down to what the stats show similar houses selling for, or you have to do some basic work to tart it up.

Looking through the photos, here's my first impressions, with no attempt to be polite.
1-outside - a bit harsh, but clean. House doesn't look very large for £300K.
2-back garden -looks fine
3-living room - looks a bit like a late 90s show home, but I don't see anything wrong with it.
4-kitchen-manky yellow colour clashes with white white goods and the units look unnatractive and fussy, floor not attractive, artex ceiling is a crime. Back door blocked.
5-pink bedroom -colour is a bit offensive, remove the TV, simplify, consider normal ceiling light
6-hall-remove piano and pot plant
7-hall-sort that light that hangs down to chest height, take new photos with piano and light sorted
8-living room-remove clutter from mantle piece, that Red looks too strong from this angle. Adjust the colour balance on the image.
9-kitchen-Same thoughts as before. Yellow walls, white doors, fridge clutter, units look dour, black cooker, floor, artex
10-kitchen-remove the tv from the bracket
11-bedroom-colour + ceiling fan
12-bedroom2-paint in wishy-washy colour
13-bedroom2-looks big this one
14-bathroom-looks fine
15-loft shower room-looks OK, colour of tiles strong
16-loft room-looks large, the colour is too strong, declutter
17-loft room-looks ok, colour not so strong in this image
18-loft room-doesn't tell me anything I didn't already know
19-rear of house-garden looks ok, house looks like a grey slab
20-view out of upper window-looks really nice

jennifernil

As you yourself have said, the main drawback is the lack of a second public room. But is your living room really only 9' 5" wide as stated in the description? That is very narrow, and would really put me off. However it does not actually look that narrow in the pictures.
The kitchen does need decluttered, and if it is your only eating space then a proper table (and chairs) is a good idea. Are the cupboard doors oak? Seems a shame to paint them it they are. If I was a buyer I would want to fit a kitchen to suit me, so I would agree with leaving the units alone.
Bathrooms look ok, paint colours elsewhere would not bother me, neither would the parking out front, but some colourful pots of plants will brighten it up.
Personally I would prefer a lower price to reflect the fact it needs some updating, rather that you spending money to try to achieve a better price. That would also save on Stamp Duty and other costs, so is a big consideration.

moneysavinmonkey

are you confident that your asking price is realistic... a quick search on rightmove reveals shows other similar properties cheaper than yours.. perhaps you should go view them to check what they offer for the money.. how does yours compare?
the following certainly appear much more appealing based upon the marketing pictures/description...
http://www.rightmove.co.uk/viewdetails-5721636.rsp?pa_n=1&tr_t=buy
http://www.rightmove.co.uk/viewdetails-4929156.rsp?pa_n=1&tr_t=buy

BTman

I was going to give my opinion, but it's probably not "nice" enough for this forum, and may have upset the do-gooder's so I won't..

BUT <<<SQUIDGEY WIDGEY HUGS AND A BIG WET KISSY WISSY>>> TO THE OP, I'm sure that's a lot more helpful than any of my observation's might have been