House for sale 8 weeks and no viewings

sx_turbo

deannatrois wrote: »

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.

I am taking everyone's feedback on board and have pressed the thanks button on a number of people.

It is a large 2 bed when compared to other 2 beds on the market in the local area.

There are certain things I cannot change like the layout of the house or the front door.

The house is arranged to suit us as a family at present, the sofas pinned against the walls gives our little boy plenty of room for running around and making a mess with his toys.

If I am told things about the property I can change then I will gladly do it, (I have now painted the gate in the garden, if anyone picks up on that)

But things about the incinerator and road I cannot change, and I cannot change the front door. I have reduced the house to 240 as stated I expect people to make offers.

I will take your feedback on board, and discuss how we will implement this, the estate agents when they came round weren't keen on advertising the property this way.

hazyjo

You mention 'for sale prices' a lot, and not as much 'sold prices'. I'd go back to the drawing board and totally ignore everything that is up and under offer (unless you know how much for), and literally just have a good look at sold prices within the last few months (comparable, worse, and better houses) and then come back and tell us how yours honestly compares. If they're not on main roads, I would expect them to sell for considerably more than yours, so bear that in mind too when trying to work out what yours is worth.


I'm not a million miles away, but don't know your market at all as far as pricing goes - but, as said by me and others, no offers/viewings in all that time is definitely price.

noh

sx_turbo wrote: »

The a120 bypasses silver end and it is only a proposed route, and is not council backed, it has been done only by private investors so far, and it will be quite a number of years until it is built if permission even goes ahead., And will remove traffic from the village. So I see this as a positive rather than a negative.

The traffic through western Rd is only busy during rush hour.

there is a new housing estate to be built around the outside of silver end which will take it almost up to the quarry and close to the proposed incinerator, there still seems to be a lot of protest regards to the incinerator and it looks like the decision can still be overturned, The incinerator hasn't been built for the last 15 years, and the council have said if it doesn't get built in the next 5 then they will not renew the planning permission any more.

There's a lot of what it's and maybes but no definates.

It's the ifs and maybes that put people off.
The route of the A120 option D passing Silver End is the preferred route as decided by Essex County Council
http://a120essex.co.uk/

The proposed 350 homes by Redrow opposite the Western Arms and around the outside of the village is another potential negative factor along with the new A120 and the incinerator. These factors alone will put a lot of people off even looking in Silver End.

I know you cant change these things but it is an explanation as to why you have had no viewings at the present asking price.
All you can do is wait and hope someone comes along who doesn't care about the above or reduce the price to make it more attractive.

sx_turbo

victoriavictorious wrote: »

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, onor even sadly what you can afford to accept.
I'd be listing it at £230K OIEO. 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 excude 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?

The house was originally up for 250, and now reduced to 240, this was reduced yesterday before I posted on here, so will see how we get on with this for a couple of weeks before making further reductions.

I am fully aware of how much something is worth providing someone is willing to pay for it.

I am not refusing to listen, I am merely providing my thoughts back. I'm not going to give the house away, and I am not going to command more than it's worth.

I have some more estate agents coming round in a few weeks time as I am currently unhappy with the current agent. So far they have been saying what we should and shouldn't do, and nothing has worked. I took the decision to reduce the asking price, at the reluctance of the agent.

I have asked the agent what the feedback is of the house and they say they haven't had any feedback from people they have shown the details to.

sx_turbo

hazyjo wrote: »

You mention 'for sale prices' a lot, and not as much 'sold prices'. I'd go back to the drawing board and totally ignore everything that is up and under offer (unless you know how much for), and literally just have a good look at sold prices within the last few months (comparable, worse, and better houses) and then come back and tell us how yours honestly compares. If they're not on main roads, I would expect them to sell for considerably more than yours, so bear that in mind too when trying to work out what yours is worth.


I'm not a million miles away, but don't know your market at all as far as pricing goes - but, as said by me and others, no offers/viewings in all that time is definitely price.

I have kept my eye on the market for a while and 230-240 is the region things seem to be at for comparable houses. Not just for sale prices but sold prices also.

Houses immediately next to is have sold for circa 200k due to the amount of work required to do to them. These were ex council that people had moved out of and the council didn't want to pay the money to do them up. (1 was a re-posession and had all the cupboards ripped off the walls and holes punched in the doors). So these are a slightly unfair comparison.

The road does get a bit busy at peak times, otherwise it's relatively quite.

ReadingTim

sx_turbo wrote: »

. I have reduced the house to 240 as stated I expect people to make offers.

Unfortunately, the first line of your ad suggests you hope the offers to be above, not below £240k:

* OPEN HOUSE 12PM - 1PM SATURDAY 23RD JUNE * ** GUIDE PRICE £240,000 - £250,000 **

You need to amend the ad as well as the headline price - if you are willing to accept sub-240, suggest you simply put the asking price as £240 and perhaps the offers will come - there are those here who dislike guide price, offers in region of, offers in excess of etc...

Bimbly

sx_turbo wrote: »

The house was originally up for 250, and now reduced to 240, this was reduced yesterday before I posted on here, so will see how we get on with this for a couple of weeks before making further reductions..

Then you should definitely wait and see how this goes. People were suggesting reducing the price and you have done so! You can only see how this goes. No need to rush to reduce again unless it was hideously overpriced in the first place.

Getting more agents lined up is also a good plan. This will give you more opinions if nothing else.

Best of luck. This is a stressful business.

quantumlobster

Push your agent really hard - the lack of feedback is unforgivable, whether they're not asking for it, not getting it, or not passing it on.

hazyjo

quantumlobster wrote: »

Push your agent really hard - the lack of feedback is unforgivable, whether they're not asking for it, not getting it, or not passing it on.

They've had no viewers! How can anyone give feedback? Even then, do a poll on here as you'll find many people refuse to give feedback after a viewing. I do give it, but usually only if they ring me (some don't).


Most people will find the property on the internet. I doubt there are many people registered on their books for exactly this house as there are compromises.

somethingcorporate

Well done for taking it on board. I support dressing out downstairs with the third potential en-suite bedroom, even if just so you can market is as a 2/3 (flexible) bed house.