15 Viewings - No Offers...

LittleMax

kinger101 said:

LittleMax said:

leonj said:

I know Rugby fairly well, just search for houses under 290, 3 or more bedrooms in Rugby there are probably hundreds for sale many are much bigger  If you want to stand out lower the price

Yes, you can get a 4 bed detached in Brownsover.  Show me the 3 beds over 90 sq m in Cawston.

https://www.rightmove.co.uk/property-for-sale/property-71981649.html
https://www.rightmove.co.uk/property-for-sale/property-72736908.html
https://www.rightmove.co.uk/property-for-sale/property-84852391.html

Yes, we see all of these as being equal to ours not better...
The 3 storeys are same as us - very top heavy and their kitchen's are smaller than ours.  Not such good plot.
The Devonshire Close is same size and have completely messed up their layout, it took a long time to sell 2 years ago. 
No one who has viewed ours has gone and bought one of these instead.   I think they are overpriced too.
 

LittleMax

AnotherJoe said:

Crashy_Time said:

Ok, so how much will this house sell for?

More than it cost in 2012. Hopefully the OP will be round to tell us at some point soon.

Its hard to generalise areas, but round here (central SE) prices are probably 40-50% above 2012.

Yes, I will definitely let you all know.  I always appreciate when I have invested time responding to someone finding out what happened in the end. 
We have a viewing already booked in for today - so depending how that goes will be looking to reduce next week.  (Hoping my viewer is not lurking in here!)

warby68

They're all less unusual/more typical than yours in my opinion
Yours is quite unusual - proportions, the garage set up, the trees/land and the apparent 'pretence' of being link detached.
I suspect who would buy those would not buy yours and vice versa
Still think its niche and if you don't want to wait for just the right buyer then you have to use price to change the rest of the buyers' minds.

LittleMax

I really don't see that our proportions are any different to a 3 storey!  The car port/garage set up is also not that unusual in Cawston, their are 8/20 houses in this close alone with the carport and detached garage, a mix of 3 and 4 beds. But appreciate that what we see as usual is probably not and I'm not arguing against dropping the price.

Ditzy_Mitzy

LittleMax said:

kinger101 said:

LittleMax said:

leonj said:

I know Rugby fairly well, just search for houses under 290, 3 or more bedrooms in Rugby there are probably hundreds for sale many are much bigger  If you want to stand out lower the price

Yes, you can get a 4 bed detached in Brownsover.  Show me the 3 beds over 90 sq m in Cawston.

https://www.rightmove.co.uk/property-for-sale/property-71981649.html
https://www.rightmove.co.uk/property-for-sale/property-72736908.html
https://www.rightmove.co.uk/property-for-sale/property-84852391.html

Yes, we see all of these as being equal to ours not better...
The 3 storeys are same as us - very top heavy and their kitchen's are smaller than ours.  Not such good plot.
The Devonshire Close is same size and have completely messed up their layout, it took a long time to sell 2 years ago. 
No one who has viewed ours has gone and bought one of these instead.   I think they are overpriced too.
 

They are all overpriced, in my opinion.  You could buy better round my way (Essex) for that sort of money.  The three storey houses very much have the curse of the aging new build: the gloss has worn off to leave what is obviously something cheaply built from cheap raw materials.  No amount of posh tat, lairy carpet and Batman posters can disguise the fact that neither place simply is very nice.  And they aren't true three-storey houses either; the master bedroom is a glorified loft conversion meaning, of course, that there isn't a loft!  Garage en-bloc parking detracts further.  They aren't pretty from the outside and they aren't detached.  
House three is nicer to look at and is properly detached, a big bonus.  I agree with your comments about the layout: the downstairs very much has the look of something developed further than it needs to be with weird, useless features added for the sake of it.  It looks as if rather a lot of money has been used in somewhat scattergun fashion, rather than any attention being paid to the design.  What's going on with the fridge-freezer, for example?  It would need significant internal surgery to return to anything like normal.  The garage conversion, from the outside, looks little better than mismatched bricks shoved into the door aperture.  Perhaps that's what it is?  And there's not much parking.  

BrassicWoman

I live in the area. You're very over priced.

warby68

LittleMax said:

I really don't see that our proportions are any different to a 3 storey!  The car port/garage set up is also not that unusual in Cawston, their are 8/20 houses in this close alone with the carport and detached garage, a mix of 3 and 4 beds. But appreciate that what we see as usual is probably not and I'm not arguing against dropping the price.

Possibly not but 3 storey/2 storey just might not have the same buyers, like detached v semi.
Not saying they are better/worse than yours just probably not like for like for most buyers.
If there is a lot of choice in a price range, buyers can get very very picky. Sounds like there is a fair bit where you are.
If you're willing try a sensible price drop but make it a sort of relaunch too with amended description and photos

LittleMax

warby68 said:

LittleMax said:

I really don't see that our proportions are any different to a 3 storey!  The car port/garage set up is also not that unusual in Cawston, their are 8/20 houses in this close alone with the carport and detached garage, a mix of 3 and 4 beds. But appreciate that what we see as usual is probably not and I'm not arguing against dropping the price.

Possibly not but 3 storey/2 storey just might not have the same buyers, like detached v semi.
Not saying they are better/worse than yours just probably not like for like for most buyers.
If there is a lot of choice in a price range, buyers can get very very picky. Sounds like there is a fair bit where you are.
If you're willing try a sensible price drop but make it a sort of relaunch too with amended description and photos

Yes - we intend to make it different, so that anyone who has already seen it doesn't just scroll past

getmore4less

OK a more like this.

numbers for sale/SSTC  1mile radius gives a decent sample..
price...2b.......3b.......4b+
0-200 12/25 07/12 00/00
0-250 15/32 19/35 00/05
0-300 15/33 33/46 03/08
0-400 19/35 36/49 22/27
0-max 19/35 39/49 38/41

14/11 three beds  £250k - £300k
that's what people are making offers on in your price range  but there are also 8  4 beds SSTC 5 of them <=£250.
14/24 three beds £200-£250  more people are buying at that price range. 

July sold data is kicking in
you can see what people have been paying  sorted on price descending and starting at page 3 you can see what people have bought for the money you are asking.
Those older 3bed semi semi to be popular and offer good value compared to teh new builds.

LittleMax

Thanks @getmore4less - I have done pretty much all of that, the table is interesting, never drilled down into the numbers like that before.  We know we are at top end for a 3 bed and were pushing it - we had 4 valuations and 3 of them were £285 - £295, so we fell into the trap of believing the bloody EAs!  How many time have I been on here telling people not to do that?  It's hard not to get seduced; when they are telling you how many viewings they had, had and how quickly things were moving, you do think what if?  Anyway reality check and I think the market has not really moved at all.  It's been strange because we have had a consistent 3 viewings a week, so they have never really dried up for us to reboot and drop the price.