Lots of viewings but no 2nd viewings - what can I do?

kate5555

Hi, I'm selling my house for the first time and it has been on for just over a month. I've had 17 viewers (all done by me) but only one has come back for a 2nd viewing. I've also had no offers, other than one early on which was withdrawn the next day before it was formalised.
Frustratingly I've had very little feedback from the viewings, the agent has told me they've called and left messages but most viewers aren't getting back to them. The few bits of feedback I've had (needs too much work done, thought it would be bigger) makes me think people are expecting more for the price. The house is around 70 years old, ex council house, and while it definitely has potential for improvement it is perfectly liveable at the moment and I wouldn't really consider it a "fixer upper". We're still living in it with a toddler and dog as well as working full time from home so the house is by no means a spotless showhome but we do make an effort before viewings to clear away clutter and do some light cleaning.

I've thought from the beginning that the asking price (offers around £135k) was too high but the agent said this was in line with similar houses in the area. We paid £120k in 2016 so I wasn't really expecting to get an offer anywhere close to £135k. However we got an offer from a cash buyer after just 4 days on the market for £132k, but unfortunately the buyer withdrew it the next day (because a property they had previously had an offer rejected on became available again). It was disappointing but made me think maybe the asking price wasn't excessive, but after 4 weeks with no offers I'm not so sure.

I do definitely need to sell and am moving out at the end of August so I'd like to do what I can to give me the best chance of selling for a good price. I thought about dropping the asking price to "offers around £129,000" and getting the agent to do all viewings going forward (mainly to get viewer feedback as people might be more frank with the agent). Does anybody have any thoughts on this or any other suggestions? I will be asking the estate agent for guidance but I've had really good advice from here in the past so thought it was worth asking for help here too.

Thanks in advance.

RelievedSheff

If you are getting viewings then the price can't be that far out. The property has only been on the market for a month. That is not a long time. You have already had one offer close to the asking price. I think you just need to be a bit more patient.

By all means you can lower the asking price but doing so so quickly after putting the property on the market can make you look desperate to sell and attract lower offers.

AdrianC

The listing (including price) is succeeding - it's getting people through the door.

So what are they seeing once they get in there that's then putting them off? You really do have to step back, and be TOTALLY honest with yourself. No excuses, no "But...".

Have they given any feedback via the EA?

getmore4less

this one 
https://forums.moneysavingexpert.com/discussion/5410297/should-i-overpay-or-withdraw-from-sale/p1

You need a good hard look at what is selling.

GixerKate

The limited feedback of 'needs too much work'.....have you priced the house with this taken into consideration?  You mention that the price is in line with other properties in the area but are the other properties in better decorative order?

ka7e

17 viewings seems a lot! The EA is obviously getting people through the door, but the house isn't meeting their expectations. I would suggest asking the EA how you can improve your chances of an offer, it might be better to have them do accompanied viewings while you leave the property. You will certainly get more feedback that way. Working from home with toddler and dog may mean your perception of "clearing clutter" may still look messy to some. Your home really does need to look as clean and tidy as you can possibly make it. Also we were advised to remove all signs of the dog's paraphernalia before viewings - baskets, bowls and toys went in the shed for viewings!

csgohan4

the EA aren't using fish eye photos are they?

RelievedSheff

ka7e said:

17 viewings seems a lot! The EA is obviously getting people through the door, but the house isn't meeting their expectations. I would suggest asking the EA how you can improve your chances of an offer, it might be better to have them do accompanied viewings while you leave the property. You will certainly get more feedback that way. Working from home with toddler and dog may mean your perception of "clearing clutter" may still look messy to some. Your home really does need to look as clean and tidy as you can possibly make it. Also we were advised to remove all signs of the dog's paraphernalia before viewings - baskets, bowls and toys went in the shed for viewings!

I was wondering similar, if the house looks really clean and tidy in the advertisement and then the reality of a "lived in" home when they come to the viewings is just not living up to expectations.

It is difficult living in a home that is set up for viewings but it isn't forever.

MovingForwards

What kind of dog do you have? I've been into some homes and there's a dog smell, others don't have.

You are moving out, can you declutter / box things up, keep it out the way and give everything a good clean now, then it needs a once over before viewings? 

A lot of people cannot see past other people's possessions, so if you've a nice house in the photos, then they arrive and it's cluttered, with furniture not in the photos, possessions everywhere, they cannot visualise how it would work for them and what they own.
That would explain the 'looks small' comments.

wjr4

Are the photos making it look different to what it is in person? That used to put me off, at least make it look realistic. Clear clutter (put in cupboards/the car!!) 

kate5555

Thanks everyone for the comments. I don't think there is significantly more clutter than in the photos but being completely honest with myself there definitely is getting to be more and more with each viewing! I'm finding it quite stressful and hard work but as someone said it isn't forever, in fact it will only be around 3 more weeks until we move out so just need to make a big effort now and hopefully it will pay off. There clearly must be something putting people off when they view it but I've thought about it a lot and can't put my finger on it. 

I've just had friends round who are recent buyers in the area and viewed a lot of properties, and they have given some frank and constructive feedback from a buyers perspective. They had some good suggestions on things we can improve (e.g. wonky bit of skirting board) but they didn't think there was anything major needing done. I also asked a property developer friend to have a look at the advert and they suggested a long list of things to improve costing total of a few grand and then increasing the asking price. However we don't really have the time just now to organise those improvements so its something to think about much later down the line if it still isn't selling.