Lack of Viewings - Opinions please?

Taiko

Penitent wrote: »

The service charges are a bit high and the lease length would put me off (at 87 years, whoever buys it is going to have to extend it before they sell). I also wouldn't but something where a HA was the freeholder--too many horror stories re: giant rennovation/repair bills.

Funnily enough, the clutter/starkness wouldn't put me off since I'd assume you were going to take your crap with you when you left.

Services charges are about average for the area, even the non-HA freeholder ones. The sinking fund itself has about £220,000 in.

Hadn't given thought about the lease though, in honesty.

Taiko

With the dining table, it can be moved around. Hadn't really picked up on it until mentioned here, but the photos do look narrower than the reality.

Cakeguts

A flat in a housing association block is going to always be cheaper than a flat in a block that is not and never has been housing association/local authority so you are not going to get the same or even nearly the same price for yours. Yours will be a lot cheaper.

Taiko

Other flats going around though within a 1-3 mile radius are also HA new builds though. Example of this one nearby, which also has the same HA as freeholder.

http://www.rightmove.co.uk/property-for-sale/property-44992959.html

Taiko

Just to say thanks btw for the comments. You guys have told me exactly what none of the EA's would. Ashamed that I hadn't noticed about the lampshades even!

cashbackproblems

Ah I did not see the lease length, that alone would put me off touching this place even if the price was 90k.

AirJoe

Messy (you've conceded this) and this would make me think if no care is taken on the surface then no care has been taken to maintain the property so all sorts will come out the woodwork down the line. Tidy up and plan the furniture a bit better. At the moment long furniture oriented longways in the rooms just makes them feel more narrow. A replacement sofa would help a LOT as mentioned by another poster. What's a couple of hundred quid now to make the sale in the grand scheme of things? Once that's done, get some better pictures.

Lease will need renewing within 5 years so that needs pricing in.

Ongoing costs are quite high. Round where I am (Brighton) that kind of ongoing cost is at the high end of the 'modest flat' sector.

There's a lack of light due to the back rooms having no windows. This would be a dealbreaker for me (I was flat shopping about a year ago) so as soon as I saw that I wouldn't even entertain looking at the flat unless it was cheaper than others in the area, which yours isn't. I think this will hold the price down a bit.

No green space outside and the photo of the parking has been taken with the full building shadow across it. Should be taken at a time of day when the sun was over that side.

No bathroom photo. I assume that's because it looks like something out of a horror film and so will everyone else.

By contrast you posted another flat for just over £10k more. Immaculately clean, modern and tasteful furniture, windows and light throughout and nice expansive shots of the communal gardens outside. Easily worth £10k on top.

Get the flat tidy, sharpen up the furniture and layout and then get some decent photos taken (including the bathroom). I think you'll need to knock £3k off the price to get into searches under £130k and you'll be in a much stronger position to sell.

london.cidade

who snapped the photos? the photos are not attractive at all, even the building photo.. make up is important.. I'd suggest of going for a professional property photographer.

Taiko

Photos were done by the agent. Not sure why they didn't do the large communal garden we have. I know also it was mentioned about the kitchen not having windows, but that's sadly what every flat in the block has.

Hopefully also find someone to give me a hand styling the place a bit. For me, it's a combination of not having the time, but a lot of talking myself out of things.

Thanks again!

ReadingTim

pmlindyloo wrote: »

I think it is harsh to suggest that it is overpriced.

Four agents have priced it at £130k so, even allowing for their over inflated pricing I think the OP shouldn't reduce the price after only 10 days.

Errrrr...no. The fact that 4 firms have merely come up with the same arbitrary round number, designed to appeal to the vendor's pocket and give them the sale commission doesn't mean they've priced it at £130k - ask the same lot what it should be marketed at by a "motivated seller" to guarantee a "quick sale", and I suspect it won't be £130K....

Furthermore, unless the market is absolutely comatose, the OP should have had some interest in the first week and a half, and they haven't. People can see past poor pictures, decor etc if the price is good, but the fact that there hasn't even been a sniff of interest (even from someone looking to 'make an offer') suggests the price is way off.

Sorry OP - it just ain't worth £130k. Your final selling price may involve the digits 1, 3 and 0, just not in that order...