30 viewings, no offers

aardvaak

I have said this before but we were selling a property had 170 or more viewings sent out 12 contracts (one at a time) sold on 13th.

RHemmings

I've had a look around on rightmove, and nethouseprices. It seems that your house is the cheapest (equal) 2 bed house within half a mile of the postcode GL53 7JU. And yours being an end terrace looks slightly better than the other one at the same price. So I don't think you're overpriced compared to other properties on the market.

If I search including sold properties, then there are two that have sold cheaper than yours.

This one for £145K asking (http://www.rightmove.co.uk/viewdetails-5787834.rsp?pa_n=1&tr_t=buy), which looks absolutely teeny.

And this one for £165 asking
(http://www.rightmove.co.uk/viewdetails-7147284.rsp?pa_n=1&tr_t=buy)

The second one looks more comparable to your property, but is on a different road. You might be able to comment on how it compares.

More expensive than your property, are this one (175K asking)
http://www.rightmove.co.uk/viewdetails-15027205.rsp?pa_n=1&tr_t=buy

and this one, also £175K asking price.
http://www.rightmove.co.uk/viewdetails-7147287.rsp?pa_n=1&tr_t=buy

It might be worth your while contacting the agents who were selling these properties and asking what they went for. That might give you a better idea of what's selling and at what price.

In Belmore place, the last three properties to sell were 2 Belmore place (185K), 7b Belmore place (225K), and 1 Belmore place (190K). All for more than you're asking, but I don't know how those properties compare to your in terms of the type, size, and condition, of the property. The only other property to sell in 2006 was 2 Belmore place, which sold for £145K.

So while I don't know how these properties compare to yours, there is no evidence that your property is overpriced compared to others that had sold. (Neither is there strong evidence that it isn't).

The next thing to look at is "the market". Since the last property sold (Nov 2006), there have been several interest rate rises. And the Nov property was possibly sold (or price agreed) before the first interest rate rise was announced. This may have impacted on affordability for potential buyers. It could be that the number of people able to buy these properties (given size, number of bedrooms etc) has reduced given more expensive borrowing. It seems that these are city centre properties. Could it be that potential buyers, facing increased costs, are looking at cheaper areas outside the city centre?

It could be that market conditions have changed, and that the similar properties even more expensive than yours are all overpriced. As sellers might expect to achieve similar or better prices than previously, but the buyers are no longer there. For whatever reason.

Since it seems to be "the state of the market" that could be the sticking point, you could try this. Identify all the streets around the home that you are selling with "similar" houses and conditions to yours. Then check for sale prices on nethouseprices.com, asking prices on rightmove. In other words, increase the size of the sample. This should give you a better idea of what is happening in the market and whether there has been a change of sentiment/buyer confidence/etc.

lynzpower

kingkano wrote: »

I think these days they are after move in adn live really. There isnt much money left for renovations after a 95/100% mortgage and all the associated fees.....

why are you presuming FTBs have small deposits. When I was selling houses I didnt come across anyone with less that 30k

cat80_2

Maybe you are aiming at the wrong sort of people. Singles may be better candidates to aim for. I do think its worth having a little freshen up with paintwork, the green may put people of. Also you should try to have a look yourselves at other homes on sale in the area at similar price brackets to see what you are up against.

amcluesent

Kerb appeal in minimal, satellite dishes and the bins. Maybe a window boxes. Repaint front door, too dark, a egg-shell blue would co-ordinate the pink wash next door.

Lounge, loose the fussy rug and table cloth for something simpler in co-coordinating colours. A wheat coloured throw over that blue couch would help. Declutter the mantelpiece.

Some net curtain over the window, so you're not looking strait to the street.

Courtyard looks tatty and small, with most plants dead or the pots empty. That expanse of orange fence is oppressive. Need quick addition of some high plants in pots and the motorbike into storage and add some chair around the table so it looks like you could use the space in the summer.

Kitchen. Yuk, municipal apple green. Emulsion needed, it could take a pastel cream to accent the terracotta flooring.

Alanland

mr.broderick wrote: »

You'll never get £170k for that house, you sure the valuer wasnt p.i.s.s.ed at the time?

what about these? Both one bedroom, both in comparably good areas, would you say they were better than mine?
I did have some better examples that were really similar to mine in size and price but, would you belieeeeve it, they sold during the week!

http://www.rightmove.co.uk/viewdetails-15151889.rsp?pa_n=false&tr_t=buy

http://www.rightmove.co.uk/viewdetails-15018418.rsp?pa_n=false&tr_t=buy

mr.broderick

I just had a look at those links. If people are prepared to pay 165k for a 1 bedroom house like that we are in more trouble than i actually thought we were. God help us.

natwill_3

No not at all, period properties like yours usually more desirable I think....

Budget couple of hundred, paint kitchen, buy plants and de clutter and then see!!!

Look at alot of the home staging websites, they have before and after pics......after always equals neutral, clean and totally clutter free!!!

I think the aim is that you can't tell who lives there,

Ps can you put window boxes outside?

natwill_3

mr.broderick wrote: »

I just had a look at those links. If people are prepared to pay 165k for a 1 bedroom house like that we are in more trouble than i actually thought we were. God help us.

Lol....in my area these are now about 300k !!!!!!

sarah_elton

The sitting room isn't actually a terrible size for a small FTB place. But with a two-seater sofa, a small table and a portable TV in there, buyers will assume that's all that can fit in.

To increase the sense of size, I'd try taking out the end table by the sofa, and fitting a three seater in if possible - a second hand one in good condition shouldn't break the bank. If there's any way of rearranging to fit a matching chair in, so much the better. Even if it means forsaking the small dining table. Most FTBs want a sociable seating area for having friends round. Be very careful not to use any furniture too big for the room, but with some hunting around I think you could make it appear suitable for more seating.

As others have said, when it comes to price, look at similar properties locally, both what they market for and actual sold prices. If their rooms are all bigger, yours will be worth less. That's all there is to it I'm afraid.