No viewers at all!

go_cat

I have to say as a mum the pond would put me off ... if you are marketing it as a family home then i personally wouldn't use it as a unique selling point.

Ponds can be filled in but its not an easy task and when comparing a home that needs than vs another one that doesn't.....

Having said that i think your house is lovely.

MoneyJuggler

It's a really nice house, but for me the "offers in excess of 100,000" bit would put me off - we're house hunting at the moment, and tend to put into rightmove just above the max price we can pay, assuming that we will offer less than the asking price, so if we were looking at max price 100k in your area, we would think that you were definitely looking for more than 100k, not that you accept 95k, so would assume you were out of our price range.

Hope that makes some sort of sense -good luck, it looks great in pics!

Caveat_Mortgagor

Nothing wrong with the house OP. I'm afraid its the price thats putting people off.

First of all there is a 3 bedder on for £100k, you want offers over this price despite only having 2 beds.

Imagine the buyer is looking specifically for a 2 bedder - I notice that a righmove listing for no 22 was removed a week ago. That was on for £95k. They bought 6 years before you for £33k, so they would have had a lot of room to manoevre on price. As you pointed out, you paid more than your current asking price. A buyer may see this as meaning you are constrained with regards to what you could accept as a selling price.

As a buyer, I wouldnt want the price I pay to be dictated by the price you paid in the boom years. Given a choice of your house or No 22, I would have looked at theirs everytime because the price is lower to start with and I would assume they would be better placed to accept a bid.

The good news for you is that theirs has now been removed from Rightmove so is no longer a distraction for people to consider. But in a few weeks the sold price for that will start showing (assuming they sold rather than took the house off the market).

Do you know what happened to that house ie did it sell? If so how much for? You should be aware that this could impact on your chances when / if the sold price shows up.

wastedtalent

I'm with others that have previously noted the 'offers in excess of' heading.

I ignore anything that says offers in excess of, it's not how I like to start negotiations.

iheartbristol

I agree about the floor plan. We've disregared properties without a floor plan on the basis that we didn't have time to look at all of the ones that seemed suitable.

Jamie2106

Caveat_Mortgagor wrote: »

Nothing wrong with the house OP. I'm afraid its the price thats putting people off.

First of all there is a 3 bedder on for £100k, you want offers over this price despite only having 2 beds.

Imagine the buyer is looking specifically for a 2 bedder - I notice that a righmove listing for no 22 was removed a week ago. That was on for £95k. They bought 6 years before you for £33k, so they would have had a lot of room to manoevre on price. As you pointed out, you paid more than your current asking price. A buyer may see this as meaning you are constrained with regards to what you could accept as a selling price.

As a buyer, I wouldnt want the price I pay to be dictated by the price you paid in the boom years. Given a choice of your house or No 22, I would have looked at theirs everytime because the price is lower to start with and I would assume they would be better placed to accept a bid.

The good news for you is that theirs has now been removed from Rightmove so is no longer a distraction for people to consider. But in a few weeks the sold price for that will start showing (assuming they sold rather than took the house off the market).

Do you know what happened to that house ie did it sell? If so how much for? You should be aware that this could impact on your chances when / if the sold price shows up.

No 22 sold, not sure of the price though I'm afraid.

Not much I can do about people checking how much was paid for my house compared to others, although it doesn't always follow that the lower purchase price would mean more room for manoevre, it's the mortgage amount that dictates that surely? In theory I could have bought mortgage free and no 22 could have released all their equity with additional borrowing.

Point taken about the price, both the 'offers over' and the price itself. I checked a few days ago and couldn't find any modern 3 beds for less than £100k, below this price you are looking at either an ex-council on an estate or a terrace and I would have thought that I could ask slightly more for a semi on a cul de sac with fields behind.

I agree that I'm being optimistic asking more than £100k though, although from what I can see the £100k 3 beds came onto the market since mine was priced.

Jamie2106

Thanks for all the advice guys

So to sum up, I need to -

1) Get rid of the offers over and reprice - £99,950?

2) Get a floorplan

3) Take new photo of bedroom 2 with a double or twin beds

4) Remove the reference to the boiler being in the cupboard in the bedroom

5) Possibly remove the reference to the pond from the ad, or perhaps mention in the ad that the pond can be removed if required?

6) Cross fingers and hope!

Tixy

Nicely done house overall.

I think your action plan is the right one. I don't think I'd personally bother with 5) but I'm not a parent so if others think so maybe remove the reference from the key features.

3) it might be that just a better picture would show off the room better or putting the bunk in a different place, but preferably go removing the bunk for the picture in some way.

Has your estate agent provided you with any stats on number and sources of enquiries yet? If not I would ask when they will be sent to you. Are they advertising it locally in a paper as well?

GAH

Dont want to sound harsh here OP, but forget your points 3-6.

Yes a floorplan may help a little.

But price is the only thing stop you here, and £99,950 won't make a difference either.

You are marketing in it for £100,000 already, forget the 'offer in excess' nobody reads that.

£50 drop won't make a difference, It needs to be signifcant drop, and you will know where the right level is when you have a healthy amount of viewers through your door.

Jamie2106

Tixy - I can see internet stats via a portal on the agent's website, it shows that my house is appearing in 400 - 500 searches per week which is in line with the branch average and is getting 20 - 30 'hits' per week which is slightly above average for the branch. It's appearing in more searches since I dropped the price which suggests more people are searching up to £100k than over £100k but also suggests people are interested enough to click on it, hence all the hits, but something is putting them off. They have only given out a couple of brochures in person. It's been in the paper when it was new to market and again since the price drop but they won't keep it in the paper week on week.

GAH - How significant are we talking? I realise it is no-one's problem but my own how much my mortgage is but I only have so much room for maneovre, and that's taking into account I am currently saving like mad to reduce the mortgage balance and give myself a cushion.