House for sale 8 weeks and no viewings

getmore4less

People are buying stuff and not even bothering to look at yours.

It won't hit the 3 bed searches and is right at the top for a 2 bed.

Get it on as a 3 bed with "master on suite"

The market for 2 beds with large downstairs is small,
probably smaller than the market for a downstairs bed/bath with extra guest rooms upstairs.

Candyapple

ReadingTim wrote: »

The frequency with which retailers (of all products, not just houses) do this suggests otherwise....

You don't think that with all of the thought the likes of Tesco etc put into supermarket design, shelf layout, product placement etc, that all those prices ending £xx.99 rather than £yy.00 is a random accident do you?!?

LOL massive difference between doing your weekly shop and spending hundreds and thousands on your house purchase.

Why annoy or put off potential buyers any further? £240k or £239,950 - it's the same thing.

Whenever I've seen sellers use this tactic, as stated it is usually down to desperation and being on the market for a long time with no interest, but rather than make a proper reduction, they think they can trick buyers with the pitiful tactic to try and get their listing at the top of the RM views again.

hazyjo

Candyapple wrote: »

...they think they can trick buyers with the pitiful tactic to try and get their listing at the top of the RM views again.

Doesn't work like that any more - you need to knock off a certain percentage for it to count as a re-list.

Davesnave

Candyapple wrote: »

Why annoy or put off potential buyers any further? £240k or £239,950 - it's the same thing.

Whenever I've seen sellers use this tactic, as stated it is usually down to desperation and being on the market for a long time with no interest, but rather than make a proper reduction, they think they can trick buyers with the pitiful tactic to try and get their listing at the top of the RM views again.

You are obviously very sophisticated and into deep analysis, but most people aren't, so they'd not be annoyed.

I don't think minor reductions play any part in re-listing, but as I don't know, I don't really care either.

westernpromise

ReadingTim wrote: »

The frequency with which retailers (of all products, not just houses) do this suggests otherwise....

You don't think that with all of the thought the likes of Tesco etc put into supermarket design, shelf layout, product placement etc, that all those prices ending £xx.99 rather than £yy.00 is a random accident do you?!?

IIRC the rationale behind that was originally that it makes it harder for till operators to steal from the till.

You buy something for a £1, they take the money and don't ring it up, and then take the £1 from the till at the end of their shift; it still balances. This is a lot harder to do, and for them to keep track of, if they're not ringing up round numbers. For one thing they've got to ring it up to open the till to give you your change. For another they've got to remember that they've taken but not rung up £0.99 plus £3.99 plus £2.99 plus £4.99 + £0.99. What's that add up to? It's £13.95, which is not as easy to remember as 1 plus 4 plus 3 plus 5 plus 1 = 14.

I would think technology has moved on now to make this harder but old habits die hard....

sx_turbo

SuperMoose wrote: »

Have you already changed agent?

On the house price history are photos/floor plan by haart from May.

I did swap agent, but the house was on the market with haart for 1 week. And we did have a viewing with haart, had no feed back on that viewing, and switched to Beresford's because I felt haart were being unrealistic with there price (was up for 250-260) and there was a considerable cost saving to be had by not sticking with haart. Also haart wanted to lock me in for 20 weeks before I could try an alternative agent.

Candyapple

Davesnave wrote: »

You are obviously very sophisticated and into deep analysis, but most people aren't, so they'd not be annoyed.

I don't think minor reductions play any part in re-listing, but as I don't know, I don't really care either.

Not into deep analysis, just my opinion based on a year’s worth of looking at properties to purchase where with the assistance of Property Bee it shows you all the additions/deletions made to a listing and where sellers have vastly over-inflated their asking price, they have then reduced in iterations of £50 or £500 and those properties would stay on the market for months before being relisted with multiple agents over the coming months.

Either way, I doubt even reducing it to £239,950 would make the slightest bit of difference given OP needs to drastically reduce their price in line with other 2 bed properties in the area as opposed to 3 beds, and not by £50 to appear that it is lower than it is.

sx_turbo

Cakeguts wrote: »

A house in Daniel Way sold in 2017 for £240k. You will not get as much for your house as one in Daniel Way simply because your house is on a main road and Daniel Way is not a main road.



I also happen to know that houses with offstreet parking to the front are always more expensive than ones with off street parking at the back. People prefer to drive up to the front of the house to unload their shopping. They don't want to unload it at the back and then go through a back gate and down a garden to get to the house.



So a house with off street parking at the front and in a non through road will be worth a lot more than one on a main road with parking at the back.



You bought your house cheap not only because it needed work but also because there was something putting people off it even then. In many areas there is little difference in price between a house needing work and one that has had the work done. People don't want to pay for work someone else has done they want to remodel a house to suit themselves.



If the houses next to you are selling for around £200k yours will sell for around that mark as well.



If your house was only overpriced by about £10k you would have got viewings. The fact that no one has viewed means that it is very very overpriced. Usually if something is just a bit overpriced you get viewings and no offers. The fact that you have not had any viewings means that there is something extremely wrong with the price. No one is going to offer you £210k on a house you have put on the market at £240k because they know that you will refuse it so they don't bother to view.

Did you read my messages, the same style house albeit smaller cos didn't have extension sold for 225 in January.

Another house about 5 doors down sold for 215 in 2016 which was identical without the large extension and the houses I said that sold for 200k were wrecks, hence why even the council was off loading them.

I don't believe now that I have reduced the price to 240 I would be being unreasonable to think that a target price of £230-235 is unreasonable.

StumpyPumpy

I think you need to ask yourself the question why someone would buy your house in preference to one of these: https://www.keepmoat.com/development/francis-gate-silver-end/the-halstead-at-francis-gate which is, as I'm sure you know, just up the road from you.

Admittedly the £250k price tag is a "starting from" price, but for the same ballpark they offer:

• a brand new house
• estate location
• a two year warranty on various things over and above NHBC
• a choice of kitchen finishes etc
• qualifies for Help-to-Buy
• potential estate management fees
• postage stamp gardens

Yours offers:

• larger square footage
• secondary double glazing
• conservation area restrictions
• busy road location (even if it is only at "rush hour")
• situated opposite "An old factory site renowned for attracting travellers" - Braintree Councillor (quoted in Braintree & Witham Times)

How do you think yours stacks up in comparison in the eyes of potential purchasers? (And I say all this as someone who hates new build houses)


SP

sx_turbo

Bimbly wrote: »

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.

Thankyou for your constructive reply.

I have organised more estate agents, one is not local on purpose, and one will be emoov, and one will be a local agent, see what they say and discuss the 3rd bedroom idea.

We are not in a rush at present, but there is a 3 bed property about 7 houses down that ticks all of the boxes for us, and whom are desperate to sell as they have found a house they want.

I'm not to fussed about this house but my wife feels different as she wants to stay in the area, it's setup perfectly for young families, and we have friends and child mind within a few houses of us.