Selling House and unsure what to do

Propertybuyer13

Hi everyone

I am looking to put my property on the market and have had 3 EA to value the property. They valued the property as follows

A - suggested marketing at £255k so that a sale of £250k could be achieved. They have sold lots of properties quickly recently in our area I.e a few days weeks of being put on the market

B - suggested marketing at 275k and felt that as there is no properties of our type on the market this could be achieved

C- suggested marketing at 275k/£280k and seemed confident.

I purchased my house from EA A and saw them before the other EA. he warned me that all other estate agents overvalue properties locally and his is the most realistic. I am unsure what to do and wonder if they have sold so many so quickly by undervaluing the property.

Fees are all very similar at 1% but A has stated he will offer a fixed price of 2250 plus Vat

What's your thoughts?

DominicJ_2

See if B and C are willing to have there fees cut if they cant achieve their stated outcomes.

Propertybuyer13

B and C have both said they are flexible on the fees as they knew I had other EA coming round and there are lots in my area so it is very competitive.

richardw

Do you think they'll be a buyer who is prepared to pay 3% stamp duty as well as a price greater than £250k?

If not and you want to sell consider an online EA.

Propertybuyer13

EA A feels that stamp duty means that likely is 250k

Both other EA felt this was no issue as the house is in very good order and the garden has been landscaped and would attract lots of interest as there is very little work to be done.

Propertybuyer13

I however think that seeing what's on the market for a higher price it is good value at 275k and as I am not in a rush to move would want to see the best price that could be attained

tim123456789

Propertybuyer13 wrote: »

EA A feels that stamp duty means that likely is 250k

Both other EA felt this was no issue as the house is in very good order and the garden has been landscaped and would attract lots of interest as there is very little work to be done.

as a potentuial buyer I would suggest that these two factors would make absolutely no difference to my willingness to pay just over the SD level.

YMMV

tim

Davesnave

You haven't come up with a unique selling feature which would push your property over the SDT and ahead of the competition by a significant amount. Good order and a landscaped garden won't do that, though it will help, of course.

It depends on the strength of the market around your way and what other houses like yours have sold for, not their advertised price. If houses like yours don't normally push through the £250k ceiling, then you may well struggle.

However if you are in no hurry, then what's the problem? On a property I sold in normal times, I had a reasonably strong selling points (total refurb + unusually private) and I stuck out for a price £18k above the lowest valuation. I got it, but I had to wait 10 months.

Propertybuyer13

Looking at what properties have sold for in 2010/2011 houses similar to mine without parking sold for 250k and were put on for 265k

Mine has parking for 2 cars if this makes a difference ? We are on a busy road and parking is a problem

Looking now there is no 2 bed semi detached properties in the area either

lessonlearned

Propertybuyer13 wrote: »

Looking at what properties have sold for in 2010/2011 houses similar to mine without parking sold for 250k and were put on for 265k

Mine has parking for 2 cars if this makes a difference ? We are on a busy road and parking is a problem

Looking now there is no 2 bed semi detached properties in the area either

Off street parking for 2 vehicles is a definite USP if other similar properties to yours do not have that facility. Although that busy main road may put off some buyers.

richardw

Marketing at £275k means unlikely to achieve that price.
So knock 5% off and that's about £262k, buyer then decides not prepared to pay 3% stamp duty, so the max becomes £250k.

If only stamp duty was an allowance system, potential sellers like you wouldn't have this catch.