No viewings on house 4 weeks...

hazyjo

Even the first pic is a bit 'orange'. Looks apocalyptic!

Add something green/flowery to that hanging basket.

Open the blinds in the lounge (I like your Beatles pic in the lounge!). Open the curtains much wider in dining room. Lift/open the blind in kitchen and try to get a pic without the (awful - sorry!) striplight on or it'll draw attention to it.

Surprised to see no blind/curtain in the kids' bedroom!

Open blinds in main bedroom! Would try to lose that second small bed - looks a bit odd for the pics. The room needs dressing. Looks like a youth hostel room or something - have you got some things you can put on top of the large drawers at least? Lose the bedside cabinet that's in the window. Might be better swapping it with the drawers that are in that other bedroom.

Lift blind in bathroom. Has that been put on the wrong way round?

Also confused re bedrooms and their locations/windows. You need a floorplan. Definitely need a pic of third bed (although confused about why Bed 3 isn't listed as Bed 2 as it's bigger).

If Bed 3 is stripped and not worthy of a pic, what are viewers meant to do? Not go in? At least prepare them. Although tbh not sure why you're selling it like that as it'll lose you far more than it'll cost to slap some white paint on, and you can lose some of the stuff in the other bedrooms and put in there (presumably - or is it already rammed?)

Make your 'yard' as pretty as you can and add a pic.

Main issue for me is kitchen. Looks okay generally, but the pic makes it look awful. Def need a pic showing natural light and with that striplight off. I would even contemplate a few hundred quid for a new ceiling and a different light as I think it's going to lose you far more than that.

Good luck.

getmore4less

We are thinking of reducing to £95000 at the weekend

That sounds like a lets knock some money off and see if that works

You need to go through every SSTC listing and a fair few of the for sale as if you were a buyer and decide where yours should be in comparisons to what people are viewing and making offers on.
How does yours compare to those that sold in the £100k-£110K range

This looks a bit like yours, look at how inviting the photos are and how the floor plan makes it clear where the rooms are.
£102,500

Also have a look at the sold through prices from late last year.

This is what your potential buyers will be doing and will tell if it is overpriced.

If you do more analysis you can work out which features are the money shots.

I looked as some at the lower end and they had downstairs bathrooms which may be a key differentiator to price point.

AnotherJoe

Soffee_ox wrote: »

Thanks for all your responses ...
I agree that that photos are not the best quality very dark and dingy! The estate agent came later than expected almost 4 o clock so the lighting was poor.
Never really considered a floor plan didn’t think this was important but will contact the estate agent for one or possibly change estate agent.
Its very important.
There is no photo of the 3rd bedroom as it needs decorating walls are stripped bare at the moment.
It would take one evening to splash some paint or wallpaper on good enough for a photo.
The rear courtyard is long and narrow would this need photographing ?
Depends. Do you want people to know there is one, or have them think there isnt one? Or leave them to guess?
The 4 bed for sale on our road has just reduced the price to £98000 as was up for £105 000 for a very long time. We are thinking of reducing to £95000 at the weekend to see if this brings in any interest. We were advised this is an ok time to market property as Christmas is out of the way and people are looking to move.
Thanks again .

Your advert needs a complete revamp. Don't readvertise until you have painted or wallpapered 3rd bedroom, taken pics in the daytime, opened the blinds before doing unless there is a abattoir across the street, fix the furniture that's crammed into the bedrooms, take pics of everything you are selling (courtyard, garage if there is one etc)


I dont know what deal you have with your EA and how quickly you can get out, but they are pathetic to have allowed those pics and wording to go out as they are. They cannot care, its a disgrace to their company.

robatwork

1 - Well done for being brave enough to post it
2 - Floorplan needed
3 - Pic quality in general
4 - That first pic needs to be changed. The first thing a buyer will see screams "parking charges" or "can't park anywhere". Of course this will be obvious if you get viewings and can be discussed then, but no need to put this in their faces on Pic 1

hazyjo

Soffee_ox wrote: »

We are thinking of reducing to £95000 at the weekend to see if this brings in any interest.

So the same RM price bracket? Why would that make any difference? Don't lose sight of just how much FIVE THOUSAND POUNDS is.


Wouldn't you be better spending £500 on the property to make it more appealing?


Yes, price will be an issue, but you want to make yours the most appealing in its price bracket or others will go first.

TBagpuss

I agree with the other posters - the pictures are terrible and the description is very bad. Your agents some across as sloppy. Floorplans are importnat - and ideally, get the agents to lebel the photos so they corresspond with the floor plan (e.g. so it says 'beroom 1' rather than 'picture 7' or whatever.

When the photos are retaken, make sure that it is daylight and that the curtains and blinds are fully open, and don't have the lights on. Having lights on makes it appear that the rooms must be dark, which is offputting.

If you can reduce the amunt of furniture while the photos are taken, do - you want the rooms to appear spacious, and for people to be able to imagine moving their own stuff in.

Yes, you need a photo of the back yard and garage. It's obvious from photo one that on-street parking could be an issue ,so if you have got private off-street parking it's important to sell it! .

With regard to the third bedroom, either invest in some time and energy over the weekend and redecorate it - or if that's not possible, a photo is still a good idea - and maybe something in the description to say that the decoration of bedroom 3 isn't yet complete, but if you possibly can, the investment of a few hours and some light, neutral coloured paint would be sensible. (Plus, if that's why you've got the extra furniture in the other rooms you can kill 2 birds with one stone!)

Get the agetns to update the description, Don't just say 'newly fitted roof' - say what was done and when (e.g. "roof retiled and insulated in 2017") What are the other 'many upgrades' - again, stuff that isn't obvious on sight, say what was done. If you replaces all the doors and windows then say so. 'many upgrades' comes across as just agents trying to sell - I'd probably just assume that they meant you'd redecorated or done other basic upkeep.

If you've had things like replacement windows, a re-wire or other actual improvements done then consider whether they are obvious, and if not, specify what they were.

I'd suggest making those changes before you consider dropping the price. I'd actually suggest that you get the agents to take down the ad for now, and put it back up when it looks professional.

Looking past the poor photos etc, your house looks well presented.

Have you talked to more than one agent to get a feel for what the market in your area is like, and to your agent specifically about why they don't think there have been any viewings?

Do consider it may be price - did these agents pitch it at a higher figure than others you spoke to? Unfortunately that is quite common, as a way of trying to get you to pick them..

paddy's_mum

TBagpuss wrote: »

I... suggest that you get the agents to take down the ad for now, and put it back up when it looks professional.

The OP might have a long wait given that despite the over-abundance of capital letters in the description, in the Agents Notes near the bottom, they describe themselves as kings estate agents - lower case or lower caste?

NaughtiusMaximus

re the missing photos, if there are any rooms with no photos I always assume there must be something majorly wrong with them, e.g. serious damp problem, sagging ceiling etc. Even if you don't have the time to decorate, a photo of a room which is stripped to bare plaster is far preferable to none at all IMO. Likewise with the lack of any rear garden photos, I would assume their absence is because it's an overgrown jungle or piled high with junk.

robatwork wrote: »

1 - Well done for being brave enough to post it

Seconded, not sure I would have been brave enough to post pics of our old house when it was on the market in 2017.

AnotherJoe wrote: »

I dont know what deal you have with your EA and how quickly you can get out, but they are pathetic to have allowed those pics and wording to go out as they are. They cannot care, its a disgrace to their company.

Completely agree. The weaknesses and omissions in this listing are all mistakes anyone could very easily make if they've no prior experience of selling a house but they're unforgivable from a well established EA.

NaughtiusMaximus

TBagpuss wrote: »

I'd suggest making those changes before you consider dropping the price. I'd actually suggest that you get the agents to take down the ad for now, and put it back up when it looks professional.

paddy's_mum wrote: »

The OP might have a long wait given that despite the over-abundance of capital letters in the description, in the Agents Notes near the bottom, they describe themselves as kings estate agents - lower case or lower caste?

I've just looked at some of their other Rightmove listing and the standard is dire. With very few exceptions the pictures are of poor quality throughout (including a few which need to be rotated 90 degrees), many properties have missing photos and consistently poor grammar in the description. It looks like the closed blinds in the bedroom were the EA's brainwave too as a lot of their listings feature this.

babyblade41

No floor plan ?? it's what I go to after the pics.

first pic is wrong on every level... a parking permit sign ? not sure what EA was thinking.

Does look very dark and blinds are closed.. in one pic sunlight appeared to be trying to get through

The "must view property" ?? why ???

Price, picture quality , description .. all in all a very poor job by EA