Ideas needed please to help us sell our house

Werdnal

If the only reason you are selling is because you can no longer handle the changeovers, why not take it off the market and let it residentially to tenants. Its all ready furnished and ready to go, so I assume you wouldn't have any outlay to get it ready, and no changeovers to worry about.

Maybe a totally off the wall suggestion, but you could also "downsize" to the 2 bed, and let the 3 bed - higher rent and more likely to attract a family!

Owain_Moneysaver

Pricewise, you're competing with a 5 bedroom detached bungalow with paddock for ponies at £215k, a 4 bedroom + 1 bedroom annexe detatched house at £225k, and a 4 bedroom detached with a cottage at rear with planning permission for 3 single units at £185k, all within 5 miles of you, and I'm afraid that your property doesn't come over as any more appealing than any of them from the way it's described.

Within 20 miles there's a 4/5 bedroom + annex on the outskirts of Lampeter going to auction at guide price of £70-90k and a 4 bedroom detached with paddock at Llanybydder for £167k.

Emphasise the income potential whether as residential letting of either or both parts or B&B. In the absence of anything to attract someone to the specific area (employment, tourism etc) many people wanting a rural 3-5 bedroom property are going to be able to consider a very wide geographic area and will be buying mostly on plot size and price. With a very very slow market in the area you will have to go very cheap to sell quickly.

Davesnave

This is all too familiar to me, I'm afraid.

2008 saw us lop about £60k off the price of our house in a very desirable place so that we could get sold and be ready to take advantage of the falling prices in West Wales. Well, we were sure they'd be falling by the time we were ready....;)

We went into rented, so raring to go in 2009. Could we do any deals? Pah! Bloody market over there was so slow no one had woken up to the idea there was a recession on!

Sorry to sound harsh, but we wasted a lot of petrol deciding that while West Wales was for us, it wouldn't be at any price. Eight months on, we found the value we were after and bought a Westcountry property instead.

Kid you not, since then, some of the houses we viewed have fallen £100k and a few are still for sale.

NB. OP's house wasn't one we ever viewed, and yes, the agents are nice, but useless.:)

Fire_Fox

Sounds like you are substantially overpriced for the market and have a poor estate agent. That does not look like a five bedroom house, it looks small or like you have grown out of it. Definitely need a floor plan.

Kitchen is lovely but looks cluttered, tidy up all around the fireplace, worktops and lose about 50% of what is on the bookcase. Most rooms look small and cluttered, do not need to see cat dross nor toiletries you are selling an aspirational lifestyle nor your daily domestic life. Can barely see any floor space and generally has a bit of an older person feel not a family home. Tidy up the garden waste, trim back all the shrubbery and weed it properly.

ordinaryangel

Thanks for all the help and suggestions.
We have decided to keep the house on the market but in the meantime declutter(for the 10th time! It just keeps creeping back).
We desperatly need new photos so that is the first priority - They are the reason it looks, small, gloomy & cluttered belive me it's none of those things but getting the agents to play ball is the next step.
As spring has not arrived the garden is not at it's best
If the agents refuse to take more photos and/or give us a floorplan then they are history.
I'm also going to rewrite the blurb & the cottage is going to be let this summer.
Watch this space

mrginge

ordinaryangel wrote: »

Thanks for all the help and suggestions.
We have decided to keep the house on the market but in the meantime declutter(for the 10th time! It just keeps creeping back).
We desperatly need new photos so that is the first priority - They are the reason it looks, small, gloomy & cluttered belive me it's none of those things but getting the agents to play ball is the next step.
As spring has not arrived the garden is not at it's best
If the agents refuse to take more photos and/or give us a floorplan then they are history.
I'm also going to rewrite the blurb & the cottage is going to be let this summer.
Watch this space

No movement on price then?

ordinaryangel

Actually yes,
£249,950 fixed price
considering this is a £35k drop within 3 months I think that will do, but we won't go under the SDT until we done all the sprucing and got the new photos so that prospective buyers can have the new pictures and price at the same time

carefullycautious

Have you tried this web site

http://www.seasidecottages.co.uk/holidaycottagesforsale.htm

It always seems to have property which has sold

your home looks lovely but as peeps above have said you really need to change the write up and include good photos of everything and include the holiday let.

Good luck

shortchanged_2

Another one here for the offers over £250,000 issue. Why do estate agents do this?

Who in their right mind is going to pay £250001 or a little more for a house these days, particularly is a weaker market, which bearing in mind your location I hardly think you have a strong housing market there.

By pricing it that way you are indicating that you think the house is actually only worth around the £250,000 but by adding the in excess of, it is really putting people off because of the stamp duty issue.

Abbafan1972

Hi there.

Basically what the others have said.

I have looked at the photos and you definitely need to de-clutter. All I can see in the bedroom photos are the beds, the dominant item in the kitchen is the fruit bowl.

It does need to be described as a 3 bedroomed + 2 bedroomed cottage and include a floorplan.