Another RightMove advert to critique

Cyclemonkey1

More thoughts

There is a lot of hall in the floor plan - does it have any built in storage or space for it so people can make better use of it (particularly as the bathroom and bedroom are so small)? If so it might be good to put some pictures in of that.


The boiler pipes haven't been covered in the kitchen which looks quite untidy - in my kitchen we have a removable piece of board tiled with the same tiles as the splashbacks that conceal the boiler pipes.

hazyjo

I have a friend in Exeter Street, very near to you - so know the area is pricey and desirable!

I had actually presumed it was the left hand flat so definitely get that re-shot so it's clearer. No idea why I thought that seeing as there's more frontage shown to the right of the pic than the left, but my eye told me otherwise.

Most people have covered it really - steps, clutter, desk, bins, etc. The lack of bath will put some off, but most in a small flat aren't going to be too fussed.

The strange angled bit off the kitchen (think that's the hallway) looks a bit drab and dingey - can it be painted a colour? If it's a clean white, it's not working.

Get the photos in a logical order.

Show the fireplace! Took me a while to even notice it. It's half hidden in a lot. Remove the fireguard for pics.

Good luck!

ReadingTim

thelem wrote: »

I know these threads usually end up with people saying to reduce the price, and I agree that £270k - £280k is a lot for a one bed flat. But please check out the local area. This is central Brighton - a one bed round the corner sold in October for £330k, and there is another one SSTC at £330k. There aren't any one beds nearby for less than £200k (ignoring retirement flats). So, if you think the price should be changed, please explain why.

It doesn't matter where it is or what the local market is doing - yours ain't selling. That fact alone explains why the price should be changed, and no matter of explanation or rationalising of the current price or tweaking of the photos or hiding of coats on the back of doors is going to change that.

You say "There has been interest, but no proceedable offers" - what does that mean? Why weren't the offers proceedable? Was it because the buyer couldn't raise the price, or because the price wasn't acceptable to you? If it was the latter, then you're going to have to accept that whatever was offered is closer to the value of the place than your asking price. Why does your current agent think it's not selling? Alternatively, ask them what price they'd market it at for a "quick sale" by a "motivated seller" - suspect it won't be the current figure, nor do I think changing agent is going to help that...

Purplepenguin88

I don't think this has already been covered - the door the coats are hanging off - I assume this is a cupboard, however it's not shown on the floorplan and might cause people to get confused about the flat layout?
Might be worth REALLY checking the floor plan for (in)accuracies as storage space can make a big difference to people looking at small flats.

lika_86

Purplepenguin88 wrote: »

I don't think this has already been covered - the door the coats are hanging off - I assume this is a cupboard, however it's not shown on the floorplan and might cause people to get confused about the flat layout?
Might be worth REALLY checking the floor plan for (in)accuracies as storage space can make a big difference to people looking at small flats.

I assumed it was what would have been the door to the living room if the building was not divided into flats. So it will lead into the communal corridor. I may be wrong though.

AndyTails

I'd advise ditching the words "Guide price" - that, to me, means "auction property", and most people would prefer a straight purchase.

I'd also advise picking a single price to market it at, rather than a range. Does 270-280 mean that 270 is your minimum? Or does it mean it should be marketed at 270 but you're hoping to convince people it may be worth more by also mentioning 280? It's confusing; just pick a price and go for it.

Both of the above are of course personal opinions. I don't know the Brighton market, maybe both these things are standard and everyone there understands them. But I don't.

Crashy_Time

https://www.estateagenttoday.co.uk/breaking-news/2018/1/massive-price-falls-in-london-distorts-national-pictures-says-agency?platform=hootsuite&utm_campaign=crowdfire&utm_content=crowdfire&utm_medium=social&utm_source=twitter#157042161-tw%231516115286589


Looks like London is creating less bubble money these days?

thelem

The flat is two minutes from Brighton station, then an hour on the train to London. That's less than some tube journeys, so this area does have prices that are similar to London.

The fireplace works, so I agree that should be a bigger thing.

Yes, the door with the coats is the old living room door and leads to the communal hall. It does work, but we don't use it. That flat is quite good for storage space though, so that's something that can be added to the description.

I was wondering how long it would take for Crashy to turn up.

thelem

ReadingTim wrote: »

It doesn't matter where it is or what the local market is doing - yours ain't selling. That fact alone explains why the price should be changed, and no matter of explanation or rationalising of the current price or tweaking of the photos or hiding of coats on the back of doors is going to change that.

Some people say it's all about price and the marketing doesn't matter. If that was the case I'd be using Purple Bricks. Others seem to think you can sell for any price with the right photos. Clearly the truth is somewhere between these extremes.

This is a public forum and you never know who is reading it so I don't want to show my hand regarding price. I am listening to the advice here though, as well as the advice given by my local estate agents.

cloo

I'd deffo take desk out of lounge for photos, it impedes a clear shot of the room, even if it doesn't impose when you're there. Good luck!