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piedmontboot

Cakeguts said:

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.

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RelievedSheff

piedmontboot said:

Cakeguts said:

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.

so you're saying that a double storey extension, with 1 additional double bedroom, bathroom, utility room and integral garage would only add 17k to the value? struggle to see the logic here, again given that 3 doors down sold for 320k, you're saying the ceiling price for the road is 295k?

Here in lies your problem.

You think the house is worth one price and your buyers disagree.

piedmontboot

RelievedSheff said:

piedmontboot said:

Cakeguts said:

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.

so you're saying that a double storey extension, with 1 additional double bedroom, bathroom, utility room and integral garage would only add 17k to the value? struggle to see the logic here, again given that 3 doors down sold for 320k, you're saying the ceiling price for the road is 295k?

Here in lies your problem.

You think the house is worth one price and your buyers disagree.

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babyblade41

piedmontboot said:

babyblade41 said:

No room sizes on floor plan..needs a bit of a de-clutter as it looks cramped and pics make it look dark.

Price is exactly what is wrong... Get the above changed  and re-market and take "offers over" off ..  

Thank you, any suggestions around which rooms to declutter? We live here so sometimes difficult to gauge how people see it! P.s. this is a photo of the loft I mentioned in the original post, but it's not in the listing- not sure if it's worth adding it in?

Sorry wasn't ignoring, but decluttering myself today !! Just remove personal items as much as poss.. I've hidden many things in the car , dish washer washing machine .

It is difficult , I've had many, many moves and with 6 dogs it is such hard work 

The floor plan is so important and I'm surprised how many agents don't inc metric and imperial , it's what I look at first after the initial listing 

Edit, definitely add it into the listing..great craft/hobby area possibly ?? 

D.L

piedmontboot said:

so you're saying that a double storey extension, with 1 additional double bedroom, bathroom, utility room and integral garage would only add 17k to the value? struggle to see the logic here, again given that 3 doors down sold for 320k, you're saying the ceiling price for the road is 295k?

I agree that 320k doesn't seem outrageous but clearly there is a disconnect with the price that buyers would consider.

On what you've said though- you don't really have an additional double bedroom. Your upstairs is smaller in terms of area overall, has an additional bathroom in. The additional bedroom is only because they have instead advertised as a 'dressing area'. Also, one of your bedrooms doesn't have a window? I wouldn't consider a room without a window a bedroom.