Please Critique these details

davidmcn

Alchemilla wrote: »

it is also for sale at 410k without them.

In that case the listing should say so.

As for the people confused about the kitchen / dining room - why not just describe it as a dining-sized kitchen, if it's really one room?

Doozergirl

Alchemilla wrote: »

The part with the dining table in is actually part of the kitchen.
Tbagpuss nailed it, the part the agent described as the kitchen is actually the scullery.

So why isn't the 'kitchen' photographed?

I've not seen much described as a scullery on agent's details. I'd still be looking for a kitchen on the floor plan.

missprice

In the blurb is something re original floor tiles in hallway, yet not a single pic.

Kitchen beyond tiny, especially for size of house
Blurb goes on forever.
Detached garage/greenhouse? No pic.
The few pics you have, have no flow about them, very jumpy in fact.
Some of the pics are OK, but you could do better.
Oh and I personally HATE SOME words being in all CAPITALS THEN not. In your blurb its ALL LIKE that.

Anatidaephobia

It looks like a lovely house from the outside. But the listing isn't doing it justice at all. The constant switching from inside to outside in the photos is really off putting. They need to be completely reorganised so that the inside pics are all together in a row.

Obviously the extra photo as a floorplan needs corrected. The floorplan itself is confusing - "shower" (no WC?), fitted kitchen and dining room as if they are separate, etc. Describing the hallway as a study seems a bit of a stretch. Most of the rooms are big although cluttered.

The kitchen is really strange. I've never seen a kitchen so split like that. It also required looking at the floorplan and photos several times before I understood it's layout - most people are not going to spend that time examining it! I don't understand the outside space either, so many different photos and I've no idea what they are of (one appears to be some trees and the view of a neighbour's house over a wall?).

To sum up, it should not take this much time and effort to try and understand a house. The listing should make it easy. Your potential buyers will not be as patient, they will skim through it and move on.

franklee

Agree it's a confusing listing. Still can't quite figure the kitchen, I'm guessing the pic with the sink in is the main kitchen. Puzzled where the concealed washing machine etc. are. Like the larder idea but it's a long walk round from the kitchen. Also the cooking range looks isolated from the rest, I suspect it does all work together but the listing doesn't show how. That said I do like what I can see of the kitchen fixtures, the counter and cupboards look good quality.

If there is a downstairs loo (presumably in the shower room?) the listing should say so.

The outside space is also confusing. The listing gives no feel for the rear garden as all the garden pictures seem to be the front garden. The paddock is "nearby", it doesn't say how far, few mins walk, few mins drive could be anything.

As everyone has already said the floor plan needs sorting.

The overall presentation is good IMO but the whole listing gives me the impression key things are being omitted.

Alchemilla

Thanks again.
The boiler and washing machine are in the cupboards behind the table in photo 4.

This is the listing minus the land.

http://www.rightmove.co.uk/s6p/48649768

phoebe1989seb

It's a very nice house overall OP

However, I agree that the blurb and the way the pics - which aren't too bad, btw - are laid out as well as the confusing first floorplan link/actually a pic issue, isn't doing it any favours. I'd personally like to see the room dimensions on the floorplan - that's what our EAs have done on the last three/four houses we've sold (between 2007 and 2014)......

We sold a similar (but a bit larger and without the land) house in 2014 and our EA - in Wiltshire - was happy to correct the details until we were satisfied. I'm sure yours will do the same. Our pics were taken by a professional photographer employed by the EA which really made a difference imho. A wide-angled lens would definitely help.

Regarding the windows - I actually think they look pretty good.....and I'm usually a stickler for authenticity when it comes to such details.

The kitchen layout is confusing - although the cabinets pictured look lovely - and as kitchens can still sell houses (despite many people believing that buyers usually rip kitchens out so it's pointless going to much effort/expense) as we discovered with our last three period house sales. We put in similar bespoke, painted, solid wood kitchens which gave the houses the *wow* factor and in each case our buyers admitted it was the kitchen that sold the house to them. Eight years from the first sale the kitchen we installed is still in situ, as is the one in house two (sold in 2011).....

Space-wise, I appreciate that the layout in period houses can be challenging when adapting to modern family usage and everyone these days wants a huge eat-in kitchen with mahoosive island - to which end we built a large kitchen extension at our last house - but the way your pics are presented the kitchen looks tiny. I understand from the floorplan that actually it's a kitchen diner, but this needs to come across in the pics. Otoh, a small kitchen doesn't necessarily deter buyers - our current (1850s) house has a 12' x 12' kitchen and our first thoughts on viewing last Autumn were to retain that room as a utility and convert one of the three reception rooms into a new kitchen. We're in the process of doing this now, but it certainly didn't put us off buying the house.

Terming the landing a *study* does seem to be a bit far fetched. We have a similar set-up here, but the space is a roomy 11' x 9' plus staircase recess with original built-in linen press. I appreciate in this day and age people want to be able to work from home - we do - an every space needs maximising, but perhaps setting it out as an actual study might prove whether it's a viable option.....

Overall though, OP it's a lovely house and with a bit of tweaking I should think you'll have no problem selling. Good luck with it!

fairy_lights

I'm a nother reader who can't work out the layout of your kitchen/dining room. The pictures make it look like you've got a tiny dolls house size kitchen, and a (floorplan) cooker round the corner in the dining room. It doesn't seem practical at all - where do you store your pots and pans and bags of pasta?
The rest of the house looks beautiful but the impractical kitchen would totally put me off. I really think you need some photos that better show the layout and storage space.

franklee

Alchemilla wrote: »

This is the listing minus the land.

http://www.rightmove.co.uk/s6p/48649768

Ah ha that's got an extra kitchen picture, why isn't that in the other listing too. Bit puzzled why we've acquired a picture of a church as well ...

phoebe1989seb wrote: »

We put in similar bespoke, painted, solid wood kitchens which gave the houses the *wow* factor and in each case our buyers admitted it was the kitchen that sold the house to them.

Sounds excellent. Do you have any tips on how to source a solid wood kitchen without breaking the bank? I hate the chipboard things.

Alchemilla

Thanks again. Phoebe your house sounds fab. Wiltshire is my home county.

I keep pots and pans in the kitchen and pasta et.c in the pantry.

It really works fine for me...and I guess for the previous family who were here about 28 years.

I can understand why some wouldn't like it.

Great constructive feedback, thanks all.

I am going to make a list and speak to the agent.