4 months on the market & no viewings

harz99

Firstly best wishes for your intended sale.


Who took the photo's? Too me they are all too dark; why were the interior lights not used to brighten the shots? Failing that, has the agent not got access to a photo program like Picasa which can add some light etc. And yes, maybe a little more dressing up in some areas and clearing in others.


Last two houses I have sold, I supplied my own photos and description, because what I had seen on other sales info from the agents would not have encouraged me to view at all.


IMHO based on friends and family experiences, and I don't know your area or market, agents seem to be pricing some 8-10% above the eventual sale price, often to get the sales business for themselves. Only you can judge what price is good for you.

And does the EAs description have to start almost every section with "Having"!

Good luck.

anders37

mrginge wrote: »

Back to the original q...

You have an agent who is on rightmove and zoopla.
What is adding a second, online agent going to add to this situation, other than a load of additional cost?

I suppose I am looking to increase exposure, as an additional agent will mean that the property will appear as a new listing on Rightmove etc and hopefully appear in more searches (for those who search for new to market).

Rather than incurring an upfront cost with an online agent, would there be benefit in appointing a second EA? I'm now outside my sole agency period and would look to get second on board at same 1% deal.

harz99

anders37 wrote: »

I suppose I am looking to increase exposure, as an additional agent will mean that the property will appear as a new listing on Rightmove etc and hopefully appear in more searches (for those who search for new to market).

Rather than incurring an upfront cost with an online agent, would there be benefit in appointing a second EA? I'm now outside my sole agency period and would look to get second on board at same 1% deal.

Okay, you are now in what I would call the "doldrums" period where most people just do not go house hunting. People tend to start looking around Easter, which this year is a bit late in mid April, so I would have been aiming to be to market mid to late March.


My view would be to stick with your agent for a few more weeks, but sort the photos (and possibly description) asap. If no movement in 4 weeks (early March), reduce by another £5k and go multi agent (but check your current agents t&c's carefully first).


HTH.

Bella73

anders37 wrote: »

Appreciate the comments and will address photos. The black blob on the floor by the bath is the door stop. Not sure how to hide that, other than changing the angle of the photo.

I've not used these forums before today and appreciate I am new, however I do feel that the comments on my bed making skills are a little personal. I fully appreciate the sentiment, however not the tone. I will certainly address the photographs of the bedrooms.

Sorry, didn't mean to offend you. I was assuming Estate Agent took the photos and should have told you. I know it seems like a small thing but the problem is it distracts the eye from the lovely rooms you have.

gazter

casperlarue wrote: »

Property looks lovely, very well presented, clean and tidy.

However, over the road you have a kids play area, which (in my opinion) will turn into the local teenagers hangout at night. Potential for noise etc, which may be putting people off. Try losing the last photo so at least you get viewers before they see the playgorund?

I agree, a play area is a big no no for many people, even for those with families. Let them notice it on the visit.

It does look like a desirable, well presented property. It must be price, or poor estate agent (surprising, even with the growth of things like right move etc, how important the right EA is).

ConfusedofYorkshire

anders37 wrote: »

I suppose I am looking to increase exposure, as an additional agent will mean that the property will appear as a new listing on Rightmove etc and hopefully appear in more searches (for those who search for new to market).

Rather than incurring an upfront cost with an online agent, would there be benefit in appointing a second EA? I'm now outside my sole agency period and would look to get second on board at same 1% deal.

Normally if the price is changed it comes up on alerts as a new property. Everytime a property reduces in price I get an email about it if i have registered for alerts for the area....

Mojisola

How good is your agent? Would a friend be a "mystery buyer" for you?

Is the EA directing buyers towards other properties when they enquire about yours? There are sometimes strange deals going on the background between EA and developers, etc.

I find it really hard to believe that you haven't had any interest at all in your property.

AnnieO1234

Hi OP,

Sorry you're feeling got at in respect to the bedding! It does look clean, but I think what people are aiming at is that it isn't crisp! If I were you I would add in some nice fluffy towels on the end of the beds, or a throw. As a PP has pointed out, there simply aren't enough pillows in the photographs, even if you have to pinch them from other beds to bulk up each photo that would be fine.

Okay, I'm aware to a point of the area you are in and suspect that it is a large commuter belt, meaning people aren't looking to work specifically into that immediate vicinity. Even if they were a cursory look on google brings up new builds nearby that are the same spec as yours but cheaper.

I think you need to ditch the initial photograph of outside, if I was just scanning through photos and not specifically reading the blurb it wouldn't be clear that this was a detached house, let alone on a large plot. Perhaps a photo looking straight at the front door might work better and be more appealing.

I've said this several times on MSE, the key to photographing a home is to sell a lifestyle. So here goes:

Moving onto the interior photographs, get rid of the mismatched chairs on both dining areas, have a two and a four. Set both tables, have the kitchen one set for breakfast, maybe with a jug of orange juice and some toast in a rack and a folded broadsheet. Set the main dining table for dinner, with a centre piece of candles or flowers.

You need to inject life into the bedrooms, lounge and entrance with some flowers. Basic simple stargazer Lily's work wonders (Aldi are cheap for them) with something simpler like daffodils in the kitchen - move the orchid elsewhere perhaps a bedroom, it is white and blends in too much. Add some lifestyle magazines in the lounge too.

In respects of the kitchen get rid of the tv for the photos! Instead, have some cookery books (the more prestigious the better), have a bowl of fresh exotic fruit on the side maybe a fresh loaf. Add a le creuset or similar stoneware to the job. The window looks very bare and seems overlooked, maybe add a voile (primark!) even if it is just pinned up for photographs!

It's not clear what is on the opposite side of the kitchen to the window either. Move the small chest at the side of the kitchen table, it looks like a bathroom one!

There are an awful lot of things on your work surfaces, move them for the photographs, otherwise it indicates a lack of storage.

Dining room is just setting the table, and moving those two chairs.

Entrance hall, perhaps have the orchid here.

There are four beds but only three photographs?


The blue bedroom - take the picture from a different angle so you can't see the neighbours houses out the window. Get rid of the chest if you can, again it shows no storage. You need to include pics of any fitted storage in there too. Add pillows, fresh flowers and luxury towels or robes.

The brown and gold bedroom will benefit from extra pillows, towels or robes. Maybe think of moving the bedside cabinets, have a play with that, it makes the room feel small somehow. If you keep them put larger matching lamps on both and perhaps a book or two.

Children's bedroom, get rid of the Dora covers, go for simple plain white with a coloured throw (a pashmina works fine on a single bed). Is that a sofa in the corner? Would it be possible for the photos to dress this as an office space?

Is it just one bathroom for the whole house? This is very unusual, and compared to others in your area and price I would say could be a problem. Is there no downstairs washroom either?

The bathroom is very bare, get rid of the toiletries in the shower but maybe have some luxury soap and moisturiser on the sinkside. Think Champneys or sanctuary.

The garden looks very well done, with an adult and kids area. Could you possibly lift the cover off the barbecue and set the garden up as if you were about to have a get together? Good taste in garden furniture too I have the same set! The only thing with the garden slightly off putting to me is the lawn, have a play with the pictures so that the patchy grass is less obvious.

28 f@@@@@@ way sold for £240,000 if this is the one you were referring to before.




Finally, just remember that you're pitching against a lot of houses, including new builds. New builds are sold with aspirational living in mind - don't beleive me? Go take a look at your nearest sales office. You have to do the same with your own home.

Xxx

SuzieSue

Nice house.

The detailed description doesn't mention the playroom as far as I can see.

I_have_spoken

House presentation is OK and probably acceptable in buoyant market , but as others have said needs that extra mile to give some 'wow factor'.

Now problems, firstly back garden. That lawn is grim, I'd be thinking the bare patches = pets in the house = smells. Maybe not, but others may assume it.

Kiddies play area, oh dear Certainly not in the pics and it'll make selling that much harder.

No. 29 Fusilier Way did sell in Dec 13 & went for pretty much what was paid in 2011 and the sellers of No.28 took a £25k loss between 2009 and 2013; the folks selling 30 Barnard Meadows, Kirton In Lindsey took a 30% loss on their 4-bed between 2006 and 2012 which is worst case. Making money on a new build is always difficult as you pay a premium for everything new and the NE market is still very flat.

TBH, no interest usually means price is out of whack.

Looking around, http://www.rightmove.co.uk/property-for-sale/property-42715079.html, same price as OP but maybe 15% more sq.footage with a dressing room and larger en-suite upstairs, better kitchen layout with dining room accessible from kitchen and integral garage. Between the two, this would be my choice; OP's is maybe a £175k house.