No viewing on house----help

AnotherJoe

markin wrote: »

Given next door are taking a hit (£124,950 jun 2015) now possibly lower that £119? for the end terrace, ASK them?

You will very likely have to sell for less than you paid, Even after you fix the top floor back to how it was.

No one told you new builds are a long term investments did they?

Which isn't necessarily a problem for the OP if he buys a similar property elsewhere which also is suffering depressed prices due to new build competition. It's all relative. Notwithstanding all the comments about decorating the OP would at least have had viewers if he had (a) a reasonable price and (b) had converted it back to 3 beds*. People will overlook decoration that isn't to their taste if the price is right.

* because obviously no one out there wants a 4 bed with restricted parking at this price. He's in competition with 4 beds that have matching parking and garden space.

warby68

I don't think the decor is a big problem even though I don't like it. It still looks fresh and new and clean which is a plus.

The clutter probably is because it accentuates the small rooms

The price almost certainly is - feels like it should be below £110k for starters.

The agent certainly is - no floorplan, contradictory and inaccurate details and poor grammar.

Competition will be a problem so you need to price keenly.

Overall the property probably has a limited pool of buyers because it doesn't fit well into any of the main buyer categories. Because they've built up rather than out, your living and outdoor space is tiny compared to its 3/4 bedrooms. One parking space and tiny garden only really fit FTBs who probably don't need enough bedrooms for a family. Plus its inner terrace, if you don't mind inner terrace you probably get more space for your cash in older property. Bedrooms on 2 floors but only one with a bathroom - I suspect that isn't popular with young families either.

Overall yes, start again - market as 3 bed (if you don't reconvert detail how easy/cheap the job would be) with a new agent and new price after doing some de-cluttering. Make sure the details are complete and accurate from the first day it is listed.

I suspect you need to sell it as a 2 bed price wise as that's what the living and outdoor spaces align with and then the bonus 3rd bedroom might be what makes yours more attractive than the competition.

Slinky

We've recently accepted an offer on our house in an area where sales are slow, in under 2 weeks. We redecorated some areas. We decluttered quite a bit. We tidied to within an inch of our lives. We chose the agent solely because they have the best photography in the area. There are new builds in our village, but on an estate. We are fortunate that we live in a street where not much comes up, but we priced it well. The agent decided to do an open day, but we also has a couple of people view 4 days earlier. Both the early people offered and we got 98% of asking price.


Look through other agents listings near by and find the best photography you can - our chap really new how to get the best out of the house and we were very lucky to have beautiful sunny days for both lots of viewings and on the day of the photography.


Good luck next time round and dont wait another 6 months before asking for advice.

Mr.Generous

Well done OP you asked for advice and you took it on the chin.

I agree with most, its small, cluttered, poor agent attempt to market it and it has those annoying wall stickers.

Is there anything positive about the area or estate you would add to the description? Schools,handy parking, lovely countryside etc

Slinky

Forgot to mention, we also paid £200 for the block paved drive and grubby patio to be pressure washed and resanded, had the woorwork round the front door repainted to give a good first impression.



Plus new gravel, bark and plants in the back garden. We'd been preparing for sale with stuff we have been doing for several months in advance.

Rosieandjim

I would not redecorate as it is fine as it is but I would declutter. A floor plan would help me see how the layout is plus is there parking? I can see that the one bedroom upstairs has been divided into 2 that is why it cannot be advertised as a 4 but it is confusing to people.


The rear garden would not bother me at my age but I can see that it would be a deal breaker for a family of children as it is too small. Street view would be good too.

robatwork

Your clue should have been when the EA pulled one of these out of his pocket

couriervanman

1 pictures look terrible with lights turned on
2 move all the junk under/on kitchen table
3 remove fridge magnets and other junk from kitchen
4 bedroom picture with reflection in mirror is terrible
5 first bathroom picture looks cluttered
6 remove all junk on top of wardrobe/windowsill and close blinds
7 small loo tidy up and remove cr4p on walls
8 lose the picture of the fire
9 Back garden is small but camera shots with a wide lens taken from
bottom will look better and remove junk and pegs
10 picture of front of house is awful with sunlight
11 make sure the 2 sofas are pushed as far on walls as possible
12 personally i hate all these signs on walls of houses........tacky
Basically redo all photos and remove all junk use this as an example
https://www.rightmove.co.uk/property-for-sale/property-57168171.html

Owain_Moneysaver

It has to be either a 3 bed or a 4 bed. Either get the planning and building regs permissions for the conversion and list as 4 bed, or undo the work and list as 3 bed.

If it's a 4 bed it will appear as a cheap 4 bed. It will be an unsatisfactory 4 bed for many people, but someone who needs more rooms than space may get it - maybe a couple who want a guest bedroom and two studies. It won't appeal to most families because of the shortcomings of the layout and outside space/parking.

Because the photos are so bad and there's no floor plan I can't see how big the 'master' bedroom is. If you feel the top floor 3rd bedroom is too big to be one room, you might consider making it a master bedroom with en-suite shower/WC room, but that will involve spending money that probably won't add value. It may make the property more appealing though.

Owain_Moneysaver

Slinky wrote: »

Forgot to mention, we also paid £200 for the block paved drive and grubby patio to be pressure washed and resanded, had the woorwork round the front door repainted to give a good first impression.

That could have added £1000 to the value.

Certainly cheaper than a new drive.