Psychological Pricing

Scotbot

I  don't think bumping  a property up on RM makes any difference short term. When I bought I set my search up and looked at everyone online that matched. Unless the buyer has a very wide search area the list is manageable.  The longer a property has been listed the more I would assume a deal could be done but I would still consider it. Plus as everyone says you can track the listing history

jackieblack

Is the floorplan right? Can you really only access the other 2 bedrooms through the master? 😨

suttonjr85

jackieblack said:

Is the floorplan right? Can you really only access the other 2 bedrooms through the master? 😨

No there is a big landing with access to each room. Think you are looking at it wrong. 

RelievedSheff

jackieblack said:

Is the floorplan right? Can you really only access the other 2 bedrooms through the master? 😨

They are accessed from the hallway at the top of the stairs looking at the plan!

suttonjr85

..........

jackieblack

suttonjr85 said:

jackieblack said:

Is the floorplan right? Can you really only access the other 2 bedrooms through the master? 😨

No there is a big landing with access to each room. Think you are looking at it wrong. 

Thanks, yes I was, I thought the arrow was pointing up the stairs, not down 😳
(Was going by the arrow on the downstairs floorplan)

I think it’s a lovely house, I lived in a very similar one about 30 years ago but we turned your 3rd bedroom into a bathroom - it’s still the favourite bathroom of any house I’ve lived in because it was so big we put in a walk-in double shower as well as a freestanding bath. We turned the downstairs bathroom into a utility room with downstairs toilet off. We also put in a hallway so the front door didn’t open directly into the front room.

When we sold we got more for ours than our neighbour who had sold the previous month left as a 3 bed/downstairs bathroom 🤷🏻‍♀️

getmore4less

you need to be watching what is going SSTC within a mile or even further.

£25k cheaper semi(end terrace) not far from you.
https://www.rightmove.co.uk/property-for-sale/property-96019526.html

£50k cheaper a bit further and a bit of a project
https://www.rightmove.co.uk/property-for-sale/property-96037649.html

£60k cheaper looks very similar/same layout 
https://www.rightmove.co.uk/property-for-sale/property-95953346.html

£90k cheaper a project but won't need 90k to fix up
https://www.rightmove.co.uk/property-for-sale/property-77391916.html

suttonjr85

getmore4less said:

you need to be watching what is going SSTC within a mile or even further.

£25k cheaper semi(end terrace) not far from you.
https://www.rightmove.co.uk/property-for-sale/property-96019526.html

£50k cheaper a bit further and a bit of a project
https://www.rightmove.co.uk/property-for-sale/property-96037649.html

£60k cheaper looks very similar/same layout 
https://www.rightmove.co.uk/property-for-sale/property-95953346.html

£90k cheaper a project but won't need 90k to fix up
https://www.rightmove.co.uk/property-for-sale/property-77391916.html

Although they are close by they are in really crappy parts of Erdington that's why they are cheaper. Erdington a strange place in that alot of it is really bad, some of the worst in the city. However there are also some really nice roads where houses fetch £300+ and also parts border the affluent Sutton Coldfield. Our road is one of the closest to Sutton Coldfield in Erdington (less then 5 minute walk to Boldmere which got voted one of the best independent high streets in the UK) and is seen as one of the 'better' roads in the area that's why its priced more. 

AlwaysWanderlusting

Absolutely agree that people who know the area wouldn't be comparing like-for-like within a mile. Erdington is a real mix!

As a FTB who had your area as part of the search criteria when looking a few months ago, I did see the property when it was first listed and think it's lovely. But agree with the comments regarding downstairs bathroom/3rd bedroom and how semis that are similarly priced in the area may be your main competition. However, downstairs bathrooms are still pretty common across the city (to my surprise!) so I don't think that would be a huge issue. A better photo of the front and the back yard would probably help as well. 

Given how many other properties are up, I wonder if it is more that there's less demand for the area at the moment... Coupled with the fact it seems like mortgage criteria for FTB has got a bit stricter and people are probably being a bit more conservative in thinking about their affordability anyway (I know I have been during this process), you may need to play a bit of a waiting game. Only you know how keen you want to/need to sell but I think if you were to drop the price, you'd need to do so so that it showed up in the next band down e.g. 190k... 

KateO78

It depends how quickly you want to sell and at what price you can afford to.  We weren’t getting many viewings at our original price (despite 2 agents agreeing they same valuation) In the end after 6 months we dropped it by 10k and had floods of viewings and sold within 3 weeks.  So for us we were clearly at the wrong price for the market despite both agents making the same valuation.
How fast & for what price are others near you selling?