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piedmontboot

poppy10_2 said:

Price is too high. The property that you mention sold for £320,000 last year was one of those Homewise lifetime lease scams so the actual price paid after discount would have been considerably lower. The next door property which also sold last year went for £278,000. Fair enough that didn't have the conservatory or rear garage extension but I still think you are asking at least 10k too much

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Tooskint

Is there photos of 4 bedrooms as all I can see is one double and a kids.  Take the bookcase and other unit out of living room at window as looks cluttered.  The conservatory needs emptied and set up wth furniture.  Really nice house though think it just the bedrooms that are issue.

RelievedSheff

The living room looks small with too much oversized furniture in there. The bathroom looks very dated. The conservatory is really off putting, too much bright plastic tat in there and makes it look like you have run out of storage in the house. The bedrooms do not look very big and are again cluttered.

The style of the house won't be to everyone's taste, not a lot you can do about that but you can brighten up the frontage with some pot plants and make it look less bland.

Personally I would just scroll straight past it on Rightmove.

Sorry but you did ask for an honest opinion.

UnderOffer

My pet hate is when a listing states 4 bedrooms, but only has photographs of 2. Get all bedrooms pictured and listed. The loft room is a great additional space, so picture that too. I agree with others, declutter and remove the footstool from living room. Add some spring flower pots to front door to give better kerb appeal, and try to tidy up back garden, mow lawn and put garden furniture chairs together. Remove offers over. No one wants to pay more they want to agree a price below listing. Good luck. 

warby68

I suspect its price first and foremost.
Its also just not a very exciting house if you know what I mean - some rooms done, some very dated features, no asprational lifestyle bits except perhaps the dining area and not much kerb appeal from front so....... I think you need to work a bit harder to show off what it does have and the features which might differentiate it from others.  Get photos and suggested uses for the loft space and the workshop. Get measurements. Get photos of all the bedrooms and also utility and downstairs loo (unless I missed them). Remove about half a ton of 'stuff' especially from conservatory - make that look like a decent size extra room not a dumping ground. There's actually quite a bit of space and all the bedrooms have some form of storage but you have to look hard to see past the 'stuff' at the moment. You have 4 beds, 2 baths plus downstairs, utility, extra buildings/rooms which offer business/hobby potential but somehow you have to work quite hard to see that the house offers this much  - it doesn't jump out. Make it do that a bit more.

Cakeguts

You need to remove the "offers over" from the price on the listing.  £325 is overpriced so the offers over is just going to put people off even viewing.  What you have also done is you have made the mistake of spending a lot of money on a house in a cheap road.  Your road will have a top price for a house that is around £300k  or the high £290s The reason for this is the caravan park at the back, the fact that the houses on the opposite side of the road don't face yours you get a view of the back gardens and off street parking areas and garages and many of the houses in your road are terraced houses.

If is a mistake that a lot of people make.  If you buy a cheap ish house in a cheap road you will never ever get back the money that you spend on improving it.  If someone has £325k to spend on a 4 bed house they won't spend it in your road they will be able to get a better location for their money. 

Now supposing that the top price for your road is around £295k for example it doesn't matter if you board the loft or add a conservatory or extend to the side you will still not get more for the house than that top price of £295k.  The reason being that if someone has £325k to spend they will spend it somewhere else and get a house in a nicer location.  What you have to do is to work out what the top price in your road is.  It will be a lot lower than you are asking because if it was close you would have had more viewings and some offers.  My guess is that you are asking around £25k too much for the location.  People don't view if they feel a house is overpriced or make offers because they know that you are being unrealistic in your expectations and you won't accept a lower offer.

Remember a house is not worth what you think it is worth or the imaginary number that the estate agent gives you to get your business. A house is worth what someone will pay you for it.  At the moment no one wants to pay you £325k to live in that cheap road in that not very nice area.  You have to remember that  what I have written is very likely what people think when they see your house advert. 

piedmontboot

Cakeguts said:

You need to remove the "offers over" from the price on the listing.  £325 is overpriced so the offers over is just going to put people off even viewing.  What you have also done is you have made the mistake of spending a lot of money on a house in a cheap road.  Your road will have a top price for a house that is around £300k  or the high £290s The reason for this is the caravan park at the back, the fact that the houses on the opposite side of the road don't face yours you get a view of the back gardens and off street parking areas and garages and many of the houses in your road are terraced houses.

If is a mistake that a lot of people make.  If you buy a cheap ish house in a cheap road you will never ever get back the money that you spend on improving it.  If someone has £325k to spend on a 4 bed house they won't spend it in your road they will be able to get a better location for their money. 

Now supposing that the top price for your road is around £295k for example it doesn't matter if you board the loft or add a conservatory or extend to the side you will still not get more for the house than that top price of £295k.  The reason being that if someone has £325k to spend they will spend it somewhere else and get a house in a nicer location.  What you have to do is to work out what the top price in your road is.  It will be a lot lower than you are asking because if it was close you would have had more viewings and some offers.  My guess is that you are asking around £25k too much for the location.  People don't view if they feel a house is overpriced or make offers because they know that you are being unrealistic in your expectations and you won't accept a lower offer.

Remember a house is not worth what you think it is worth or the imaginary number that the estate agent gives you to get your business. A house is worth what someone will pay you for it.  At the moment no one wants to pay you £325k to live in that cheap road in that not very nice area.  You have to remember that  what I have written is very likely what people think when they see your house advert. 

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Cakeguts

piedmontboot said:

Cakeguts said:

You need to remove the "offers over" from the price on the listing.  £325 is overpriced so the offers over is just going to put people off even viewing.  What you have also done is you have made the mistake of spending a lot of money on a house in a cheap road.  Your road will have a top price for a house that is around £300k  or the high £290s The reason for this is the caravan park at the back, the fact that the houses on the opposite side of the road don't face yours you get a view of the back gardens and off street parking areas and garages and many of the houses in your road are terraced houses.

If is a mistake that a lot of people make.  If you buy a cheap ish house in a cheap road you will never ever get back the money that you spend on improving it.  If someone has £325k to spend on a 4 bed house they won't spend it in your road they will be able to get a better location for their money. 

Now supposing that the top price for your road is around £295k for example it doesn't matter if you board the loft or add a conservatory or extend to the side you will still not get more for the house than that top price of £295k.  The reason being that if someone has £325k to spend they will spend it somewhere else and get a house in a nicer location.  What you have to do is to work out what the top price in your road is.  It will be a lot lower than you are asking because if it was close you would have had more viewings and some offers.  My guess is that you are asking around £25k too much for the location.  People don't view if they feel a house is overpriced or make offers because they know that you are being unrealistic in your expectations and you won't accept a lower offer.

Remember a house is not worth what you think it is worth or the imaginary number that the estate agent gives you to get your business. A house is worth what someone will pay you for it.  At the moment no one wants to pay you £325k to live in that cheap road in that not very nice area.  You have to remember that  what I have written is very likely what people think when they see your house advert. 

thanks for the comments, i was hoping it would make a difference that 3 doors down sold for 320k last year (which is terraced, so semi detached, has only 1 bathroom and 3 bedrooms) and next door to use sold for 278k around the same time, not extended, in a pretty terrible state when it was purchased - https://www.rightmove.co.uk/house-prices/detailMatching.html?prop=70277950&sale=9911824&country=england 

The one next door is not in a terrible state. It needs decorating to the buyers taste but so does yours.  You don't get more money for a more modern kitchen because even though it is newer it is still second hand now you have used it. Second hand kitchens don't vary much in value.  

No one is going to pay you £47,000 extra for 1 more bedroom and another bathroom when they can get that in a better area.  

https://www.rightmove.co.uk/property-for-sale/property-86542655.html You can get a detached house for only slightly more than you are asking.  What people are doing is they are looking for something better in a better area than where your house is and buying that instead.

GixerKate

I feel your pain - I am also in the process of selling the house I'm currently living in with my family and its a nightmare keeping things de-cluttered!
Agree with the others - the photo's need to be brighter and de-clutter de-clutter de-clutter.  We ended up de-cluttering each room in turn for the photo and then piling everything back in again afterwards and then repeating for each room.

Rather than thinking about what the house is worth, have a think about what you need to get the next house you want, you mentioned a new build?  As its a new build, have you thought about the Help to Buy scheme?  Would mean that you can sell your house for a lower price and still get the new build you want.

We put our house on the market at considerably lower than the current prices in the area for two reasons; our current house needs a new bathroom and kitchen plus we wanted to move quickly to get the new build we had our eye on so we put it on the market at a price that meant we could afford the new build.  As it happened someone else in the same area put their house on the market in the same week but at about 50k more (which is inline with the current values in the area). We had 6 viewings in 10 days, approximately 15 viewings in 3 weeks and we accepted an offer just over a week ago.  The other sellers have dropped their price and are still marked as for sale.

piedmontboot

GixerKate said:

I feel your pain - I am also in the process of selling the house I'm currently living in with my family and its a nightmare keeping things de-cluttered!
Agree with the others - the photo's need to be brighter and de-clutter de-clutter de-clutter.  We ended up de-cluttering each room in turn for the photo and then piling everything back in again afterwards and then repeating for each room.

Rather than thinking about what the house is worth, have a think about what you need to get the next house you want, you mentioned a new build?  As its a new build, have you thought about the Help to Buy scheme?  Would mean that you can sell your house for a lower price and still get the new build you want.

We put our house on the market at considerably lower than the current prices in the area for two reasons; our current house needs a new bathroom and kitchen plus we wanted to move quickly to get the new build we had our eye on so we put it on the market at a price that meant we could afford the new build.  As it happened someone else in the same area put their house on the market in the same week but at about 50k more (which is inline with the current values in the area). We had 6 viewings in 10 days, approximately 15 viewings in 3 weeks and we accepted an offer just over a week ago.  The other sellers have dropped their price and are still marked as for sale.

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