House for sale 8 weeks and no viewings

pmlindyloo

victoriavictorious wrote: »

[
I'm not going to reduce it further

Therein lies your problem. Whether or not you are willing to take offers is irrelevant if your house is not appearing in your target buyers' online price search criteria and they never even get to see your listing. You could just reduce it to the lowest price you are willing to accept with 'offers in excess of' if need be. At least that way it will appear in more searches.
Imo your house is attractively presented but as you have had no viewings in 8 weeks, something is wrong. I think it's mainly because of the location for which the price is simply too high.

I don't agree with this. People always look £10K - £20K above their maximum price.

Personally I think this is a very nice house and some of the criticism has, in my opinion been unduly harsh.

There is nothing you can do about the front so I would change the order of the photos so people fall in love with the inside and then don't worry too much about the outside - perhaps a few pots of flowers out front by the door would make it a tad more attractive.

Also think you should be marketing this as a 2/3 bed house. The dining room could be a bedroom/playroom and I think this should be stressed. Adults could easily sleep in your dining room especially since it has a bathroom next door.

The lounge is a good size and could easily take a dining table at one end.

'Guide price' also suggests offers welcome.

Just my thoughts. Good luck.

diggingdude

I actually liked the house and your choice of decor/outside area, downstairs bathroom aside. I don't know the area so can only go on what I can see, and the streetview images put me off immediately. Sorry I can't offer any more advice, but good luck with it

sx_turbo

beckysheffield wrote: »

Why does your house have a bath and shower when it only has two bedrooms?

The extension was built for a gentleman who became disabled I. His later years.

The dining room was built as the 3rd bedroom with the downstairs bathroom being the en-suite.

[Deleted User]

I am wondering a little bit why you posted lol. You asked for advice and refused to take any!

The dining room is large enough to make a decent sized bedroom and is ensuite. The lounge is certainly large enough for a table and chairs and might look less like a corridor if added and furniture rearranged (sorry but sofas pinned to the walls make one wonder visually if the room is very narrow). I'm afraid it doesn't look like a large two bed. It just looks badly arranged.

If you have 3 bed box ticked, people looking for a 3 bed property (or something with a room suitable for an older relative) will look at it, at present only those looking for a two bed get to see it.

sx_turbo

victoriavictorious wrote: »

[
I'm not going to reduce it further

Therein lies your problem. Whether or not you are willing to take offers is irrelevant if your house is not appearing in your target buyers' online price search criteria and they never even get to see your listing. You could just reduce it to the lowest price you are willing to accept with 'offers in excess of' if need be. At least that way it will appear in more searches.
Imo your house is attractively presented but as you have had no viewings in 8 weeks, something is wrong. I think it's mainly because of the location for which the price is simply too high.

Because of what is required to get the next house, I have a limit. If the house is up for less I lose my wiggle room.

I expect people with a 230k budget to be looking at houses 240k.

The house is worth 230 at the very minimum, history of sold prices tells me this.

Bimbly

Well, I don't know what people are going on about with the door. Looks fine to me and in keeping with the style of the house.

Also, as you say, the back garden is for a terrace house so of course it doesn't have access down the side! But you can get in/out of the back garden by the gate. I used to own a terrace house with the same arrangement (ok, not end of terrace, but...).

One option could be re-dressing the dining room back into a bedroom and market as a three bed. Then tell people that room could be alternatively used as playroom/dining/bedroom whatever. I don't know if this would help, I'm just offering as a suggestion. Would suit a family with elderly relative who needs downstairs loo and bedroom.

Have you thought getting a different agent in and saying you are thinking of swapping agents and what do they think about price and how to get more people through the door etc? You don't actually have to swap agents.

Other than that you have to decide whether to price to sell or whether to hang on for the right buyer, who may or may not come. It depends on how desperate you are to sell and how patient you are to wait. I wonder if people who want a large downstairs also want 3 beds, and people who want two beds are going for cheaper places with smaller downstairs.

Niv

The house is well decorated (not to my taste but that is irrelevant, it is not offensive/off the wall) and tidy. There is little you can do to improve this with the house as is. Ok ok a couple of people said some photos made rooms look dark, maybe if we are trying to find fault with the phots but overall I don!!!8217;t think it will make that much difference to prospective buyers.
I do think that it is worth speaking to the EA and asking if they think it would be worth dressing the dining room as an ensuite bedroom and moving the dining table into the living room.
Don!!!8217;t think of this as your home anymore, it is a piece of property you need to sell to buy your home, its needs to appeal to as many people as possible and maybe showing that it works as a 3 bed may push it in the right direction for you.
It doesn!!!8217;t matter if you don!!!8217;t like having a living room diner !!!8211; it is a means to an end.
To my mind the only other option you have is to reduce the price so why not give it a go? Hell before speaking to the EA you can move the table into the living room to see how you can arrange it etc.

Niv

Meant to add, you still have photos of the '3rd bed' as a dining room so can show them to people who view to show them how the room is versatile.

ReadingTim

sx_turbo wrote: »

The house is worth 230 at the very minimum, history of sold prices tells me this.

Then go back in time and find one of those buyers and get them to offer on yours instead. Oh what, you can't?!?

If the house is worth £230k, someone wouldn't have offered it at some point over the last 2 months. They haven't.

victoriavictorious

sx_turbo wrote: »

Because of what is required to get the next house, I have a limit. If the house is up for less I lose my wiggle room.

I expect people with a 230k budget to be looking at houses 240k.

The house is worth 230 at the very minimum, history of sold prices tells me this.

As we know, your house is worth what a buyer (and their lender if getting a mortgage) thinks it is worth, not what you think its worth, or what your neighbours sold for, nor even sadly what you can afford to accept.
I'd be listing it at £230K OIEO or less. People who *aren't* looking over their budget - and there will always those who don't, esp FTB - won't even know of your house's existence. Imo its silly to exclude them but its your choice.
Your £240K OIRO pricing strategy has not done the trick, and you are reluctant to do what just about everyone is recommending, so exactly what kind of advice were you seeking?