What is wrong?

TheRoders

That's a smaller kitchen, although more square. Right next to a petrol garage (I mean RIGHT next to) and mechanics garage, I know the colour of the bathroom isn't great but are like new, we have a bigger garden, the conservatory, our decor is neutral too.

I won't reduce the price as yet as I think it's right. After all.. we have had an offer already at the full asking price but I will take everything else on board and also give the EA a kick and then I'll post a new link after the new photos are online and see how we go from there.

Hoploz

I think it's very difficult to comment on price when you don't know the area, so I won't.

Definitely get rid of the cupboard on the left in the kitchen, it makes it look as if there are not enough cupboards for normal family use, and clear the surfaces off.

Re the cupboards, if you don't have the cash to replace the doors then definitely consider painting them cream. I've never used it but I have seen 'cupboard door' paint in Homebase. I had a similar kitchen in a property I recently sold. Luckily it went quickly but I knew it was a likely problem if it didn't. (Buyer was a BTL investor so I guess he didn't care - a family would)

If you have removed the shelves from the conservatory can you put a table in? Even if it is pushed against an edge people will realise that without the desk it could be used as a dining room then.

If the staircase is a feature then how about changing the angle of the photo to display it in all its glory? Or adding an extra photo? TBH I think the photos are all awful! Very dark and from the wrong angles. The green bathroom is the brightest and most spacious looking room of all!

Get some pots in the garden. A few spring flowers won't break the bank and they really add a little bit of extra sparkle, they look as if you care.

Better_Days

[QUOTE=Hoploz;67872541

Re the cupboards, if you don't have the cash to replace the doors then definitely consider painting them cream. I've never used it but I have seen 'cupboard door' paint in Homebase. I had a similar kitchen in a property I recently sold. Luckily it went quickly but I knew it was a likely problem if it didn't. (Buyer was a BTL investor so I guess he didn't care - a family would)
[/QUOTE]

Good point. We recently had some wardrobe doors painted and I was very pleased with the finish. There's a reasonable choice of colour. Needed 3 coats though.

martinsurrey

TheRoders wrote: »

The other 2 beds close to me are all upwards of 275K.. Colwyn Close is not in the schools catchment and prices around that area are cheaper.

can you link some 2 beds upwards of £275k

http://www.rightmove.co.uk/property-for-sale/property-48171316.html
this one was £275k but is close to 68m2, or 35% bigger than yours and has a garage.

http://www.rightmove.co.uk/property-for-sale/property-48649624.html
£275k but 20% bigger than yours, end of terrece

http://www.rightmove.co.uk/property-for-sale/property-31803282.html
£267k, a tad bigger inside but a much bigger plot and a garage, offroad parking and appeals to old people.

http://www.rightmove.co.uk/property-for-sale/property-33368694.html
£257k about the same size as yours but a garage, finished bathroom and more appealing garden.

sorry, for the size of the rooms (forget 2 bed, its a 50m2 house, which is small), its overpriced.

the listing is fine.

Jhoney_2

Have you considered swapping your office with the lounge?

At the moment, there is nowhere to be where you can watch over the children in the garden/enjoy a glass of wine and feel the benefit of the outdoor/indoors.

The kitchen at the front and the office out back creates a sort of family disconnect.
There's a lack of natural light in the living space too.

TheRoders

I have laser cutters, sanders and all sorts of equipment that need ventilation so moving the business anywhere other than it is is a NO NO. I don't have just a desk job, I work with wood and acrylic so I can't take my machinery away or move it or put it under the stairs. The conservatory is what it is as I have to earn a living while I am selling.

I can't move premises at a cost of less than £800 a month so that's not a consideration either... Buyers can clearly see the size and they are just going to have to look past it. It's not featured on the feedback I have had from the other viewers either but to be fair, I[m not getting much feedback at all which is frustrating! :mad:

I will pack up the car as much as I can and travel to Wales this weekend with a boot full of clutter, I will sort out the kitchen and remove the cupboard and hide everything else.

I will get in some plants and bring some life back into the front and back gardens.

Let's see how it pans out from there. I will only consider reducing further if I still don't get any viewings.

GoldenShadow

As someone looking to buy a house in the next year or so, for me:

1) The clutter/shelves in the kitchen makes me think the kitchen is smaller than it looks

2) I hate the garden. I just hate it. I don't like the variance in level, I don't understand the fake patch of grass nor the stones. The fences look not in great nick

3) The conservatory looks 'cold' to me. So cold that looking at it, I wouldn't want to spend any time in there. Probably the lack of any blinds just makes me feel that way, but I look at it and just think, hmmm, how much more garden would I have if this wasn't here..?

4) I can't see where you eat?

Not much you can do about the above, but it would seriously put me off paying 265K when there are other properties more appealing for a bit less or a similar value. If we buy a 2 bed, we want one that is big enough to cope with for 5-10 years ie. 1-2 kids. I have two dogs, and I feel like your house would be too small for us already, before any kids.

ETA: I found this, within a 3 mile search of Yately. I'm not someone that adores a location enough to pay near enough the same price for what feels like a lot less:

http://www.rightmove.co.uk/property-for-sale/property-47685739.html

nubbins

I don't think the OP is too far out on price but unfortunately the presentation just isn't good. I can't put my finger on it, it just looks cluttered without it actually being too bad. Personally I would be wanting to replace the kithen,bathroom, rip the wood out of the bedroom, get some decent artificial or real grass or if I couldn't be bothered I could pay for 10k more and move into the property below without doing a thing (at first glance).

Good luck

http://www.rightmove.co.uk/property-for-sale/property-48649624.html

martinsurrey

nubbins wrote: »

I don't think the OP is too far out on price but unfortunately the presentation just isn't good. I can't put my finger on it, it just looks cluttered without it actually being too bad. Personally I would be wanting to replace the kithen,bathroom, rip the wood out of the bedroom, get some decent artificial or real grass or if I couldn't be bothered I could pay for 10k more and move into the property below without doing a thing (at first glance).

Good luck

http://www.rightmove.co.uk/property-for-sale/property-48649624.html

and the one you linked is 15% bigger, for 3% more money... and you forgot it has double glazing windows

TheRoders

GoldenShadow

That house in Evenlode is in the middle of a council estate. We went to look at a house there when we bought this one and there were kids riding round on mini motorbikes, cars dumped on the side of the road and stripped and graffiti everywhere.... I can categorically say that you wouldn't choose that location of where I am. It's not even a comparison.

Nubbins - That "Wood" in the bedroom was handmade by my dad. I'm more than happy to take it with me if the buyers didn't want it. It has a LOT of sentimental value but have been told to leave it as part of the fixtures and fittings.

It is descent artifical grass.. We paid a lot for it. Real grass doesn't grow well in the garden as it's North facing!

The garden is more than big enough for a entertaining and with a family.

I've had this house for 11 years and it is perfect for a couple or a family with 2 kids and I also have a boxer dog.