Not enough interest in my home that I need to sell, any advice please?

Ozzuk

You could also ask the agent for the web analytics, mine used to send me a report. It can show how often your house is being looked at and how often more details were requested - can be useful if price is an issue.

For instance, if it is coming up very high in searches (ie people are looking at that area/type of property) but not clicking through on yours, usually means price is way out.

ReadingTim

There's nothing really wrong with the pictures or presentation; unfortunately the house is basically oversized and overpriced for the area. Due to the effects of stamp duty, the ceiling price is £250k and you're likely to be waiting for a long time before anyone will go over that.

Sorry if this isn't what you want to hear, but I think you need to focus on how you can make your move happen at the £250k mark, rather than worrying about the photos of the place.

Soleil_lune

Davesnave wrote: »

This is what jumps out at me. Breaking the ceiling price on a road is often difficult, especially if it is in an area where houses are not in high demand.

It's hard, but just because you have spent, say, £60k, doesn't mean that anything like that will be added in value. When we sold during the recession, we had to accept that our extension had added very little value. However, we had 18 years of enjoyment from it.

I applaud the fact that you didn't try to sell at the agent's so-called 'valuation,' which was clearly bonkers.

This ^^^ Just because you have spent XXX amount, doesn't necessarily mean that you will get that back. Maybe even not ANY of it back.

That said, I have to say that it is a lovely house: very nice inside, very pretty, and well cared for.

I think it is worth buying, but for south Wales, I am not being funny, but properties in Wales, for some reason, don't seem to be very valuable. I think you may have to drop it to 250K.

I hope you sell it soon. And that you get a good price. It is very nice.

Ozzuk

ReadingTim wrote: »

There's nothing really wrong with the pictures or presentation; unfortunately the house is basically oversized and overpriced for the area. Due to the effects of stamp duty, the ceiling price is £250k and you're likely to be waiting for a long time before anyone will go over that.

Sorry if this isn't what you want to hear, but I think you need to focus on how you can make your move happen at the £250k mark, rather than worrying about the photos of the place.

I wish people would look past this '250k ceiling' - I actually agree with you but it can be mitigated by offering 'stamp duty paid'.

After all, it costs you 1250, but potentially a difference in 20k on the house. People are far too fixated on this charge.

ReadingTim

Ozzuk wrote: »

I wish people would look past this '250k ceiling' - I actually agree with you but it can be mitigated by offering 'stamp duty paid'.

After all, it costs you 1250, but potentially a difference in 20k on the house. People are far too fixated on this charge.

Well, you can see why people are "fixated" by SDLT:

• Offer £249,999 and you pay £2,499.99 stamp duty.
  
• Offer £250,001 and you pay £7,500.03 stamp duty.
  
• Owner gets an extra £2. George Osborne get an extra £5,000.

AdrianC

ReadingTim wrote: »

Well, you can see why people are "fixated" by SDLT:

• Offer £249,999 and you pay £2,499.99 stamp duty.
• Offer £250,001 and you pay £7,500.03 stamp duty.
  
• Owner gets an extra £2. George Osborne get an extra £5,000.

Or, to look at it another way...

You pay £252,498.99
You pay £257,501.03

Not such a big percentage then, is it?

ash28

Ozzuk wrote: »

I wish people would look past this '250k ceiling' - I actually agree with you but it can be mitigated by offering 'stamp duty paid'.

After all, it costs you 1250, but potentially a difference in 20k on the house. People are far too fixated on this charge.

Is that figure a miss type?

Stamp duty on £250k is £2500 and on £270k is £8100 - a difference of £5600 but potentially a difference in £20k on the house price.

That assumes that the OP has a spare £5.6k hanging around to pay the difference in stamp duty.

The other thing the OP needs to consider with her asking price is: do properties in the area achieve the asking price? She could ask her EA...when we sold a house in 2011 we asked the EA if asking price was being achieved and it wasn't.

The OP has the third most expensive house within a one mile radius.....so it would seem the house is priced at the top end of the local market. In the post code area nothing has sold above £250k, but nothing has sold since 2012. Have prices gone up since 2012 or have they more or less stayed the same, or even gone down?

There is competition from new builds within a few miles...they might not be as big as the OP's house but they make the best use of the available space and some are cheaper than the OP's house. This one, however, is £6k more.....

http://www.barratthomes.co.uk/new-homes/carmarthenshire/H370701-Bryn-Emrallt/plot-104/

It's on the Help to Buy scheme.....it is the most expensive 4 bed on the development - it comes with a double garage, lounge, living/dining/kitchen, dining room, study, utility and four double bedrooms.

There are other new developments close to the OP.

And within one mile there are these, the second one is stc.

http://www.rightmove.co.uk/property-for-sale/property-44180863.html?premiumA=true

http://www.rightmove.co.uk/property-for-sale/property-45622225.html

ash28

AdrianC wrote: »

Or, to look at it another way...

You pay £252,498.99
You pay £257,501.03

Not such a big percentage then, is it?

No it isn't, but then again I wouldn't pay £252,498.99 - who would?

Ozzuk

I'm hungover, argument made perfect sense to me

I didn't factor in the increase at 250k and now I am indeed suitably horrified at the tax we have to pay.

Soleil_lune

Hazel_Taylor wrote: »

Maybe the seller just gives efforts to bring the house in the best possible condition for the new owner I can't see anything bad in that.

I agree. I wouldn't assume that the seller was covering anything up if they had recently decorated, but at the same time, I wouldn't go and buy a property, purely because the vendor had just put a bit of fresh paint and wallpaper up!