House Viewings Gone Stale - Opinions Please

korabiowski

GDB2222 said:

I wasn't going to say any more, but I'm afraid I can't stop myself.

I agree with @billy2shots that estate agents need to get business, so they value high initially. Once they have the punter on a 12 week contract (or whatever) they pressure the punter to reduce the price to a saleable level. It's a tried and tested formula.

I actually think this house has two values. One is the value to the (possibly rather rare) buyer who likes all the features as it stands. And, then, there's a lower figure if you want to sell fairly quickly. 

One issue you may find is that the buyer's mortgage valuer will need to value on the basis of a reasonably rapid sale, ie the lower figure. 

Ha ha, I didn't think I'd be replying to a fraction of as many posts to be honest. Thought this thread would have died a long time ago.

It's rather addictive though isn't it

billy2shots

On a positive note, it only takes one interested party to buy a house. The right viewer might be scheduled in already.

Fingers crossed for you..

korabiowski

billy2shots said:

On a positive note, it only takes one interested party to buy a house. The right viewer might be scheduled in already.

Fingers crossed for you..

Thanks for that.

Viewing tomorrow & another on Wednesday, so a bit of time for some quick amendments/improvements 

warby68

Niche properties can be tricky. Hard to price as there aren't many comparables and you need the 'right' buyer and the pool is a lot smaller.

Price reduction is still the obvious tactic to speed things along after a decent time at the initial one but with a couple more viewings it might be too early. I genuinely don't think you've added £80k in 2y though - I'd normally say ignore historic prices because its about current comparables but when there aren't many/any then that particular bit of history will stick out when buyers are weighing it up.

You're right, its a Marmite house. Straight no for me no matter what the price, but plenty posting they like it a lot. If I'm honest it looked better to me on the previous listing pre improvements. Probably more the blank template though. I do think some cosmetic improvements are worthwhile to draw in any waverers, especially outside to reduce the dinginess of the wall (I'm familiar with the area and grey pebbledash - its hard work to make it look clean and cheery especially when its damp a lot) and reducing the crowded look inside even just for photos. You should def have pics of any approach/drive/gate and parking as it looks landlocked by grass on the current ones if you don't bother to check it out further. On the old pics there's also quite a nice section of wall covered by some brick and established planting - is that still there?  Its much prettier than the grass sections with the stark bit of wall to feature in the pics.

Good luck with the new viewings.

korabiowski

warby68 said:

Niche properties can be tricky. Hard to price as there aren't many comparables and you need the 'right' buyer and the pool is a lot smaller.

Price reduction is still the obvious tactic to speed things along after a decent time at the initial one but with a couple more viewings it might be too early. I genuinely don't think you've added £80k in 2y though - I'd normally say ignore historic prices because its about current comparables but when there aren't many/any then that particular bit of history will stick out when buyers are weighing it up.

You're right, its a Marmite house. Straight no for me no matter what the price, but plenty posting they like it a lot. If I'm honest it looked better to me on the previous listing pre improvements. Probably more the blank template though. I do think some cosmetic improvements are worthwhile to draw in any waverers, especially outside to reduce the dinginess of the wall (I'm familiar with the area and grey pebbledash - its hard work to make it look clean and cheery especially when its damp a lot) and reducing the crowded look inside even just for photos. You should def have pics of any approach/drive/gate and parking as it looks landlocked by grass on the current ones if you don't bother to check it out further. On the old pics there's also quite a nice section of wall covered by some brick and established planting - is that still there?  Its much prettier than the grass sections with the stark bit of wall to feature in the pics.

Good luck with the new viewings.

Hi, thanks for the comments.

I think we are all have divided opinions on the value of the house, and we can only hope that our EA valuations hold up. Time will tell. 
Personally previous sale prices wouldn't really bother me if I actually liked the property.

You say your familiar with the area, are you from round this way? I must admit, I keep my eye out these days, and the grey pebbledashing must have been fashionable when houses were being built. Clearly not as fashionable these days by the sound of it.

Yes, the wall you mention is the remaining farmhouse wall from the 1700's. It spans round the house adjoining the main road. It's still there, and we have no plans to cover it up.
The house is actually an extended farmhouse originally built in 1700's, and I believe one of the oldest in the area.
Just a bit of boring info for you there ha ha

Thanks again🤞

warby68

No not local but it was a work territory many years ago covering Lancaster, Morecambe, Lakes, Cumbria and there was plenty of it then. I remember the drab feel it gave.

Could it mention the history in the listing? I'm not sure its obviously that old. Might spark other interest. 

Nikkilou86

The two things that stand out to me is the grey, I’m someone who loves grey and has outside of my own house painted pale grey but your garden just looks so drab, deffo consider painting the walls to brighten it up. Long term I’d personally be wanting to paint the outside of the house too but brightening up the garden would go a long way to giving the vision of what could be done.

Secondly whilst I think downstairs is lovely upstairs just looks a bit unloved, like you’ve not lived their long enough to have got to it yet. 

The access to the master bedroom via the bathroom would be the thing that stopped me viewing though - however could you illustrate how it was previously, type of wall you’d installed, how it could be changed back. If I could see there was an easy not to expensive way to put a hallway back in then the downstairs would be enough to make it worth a view for me, but being an old house its not always obvious what the alternative options are and without that I’d write it off purely on that. 

BikingBud

The floor plan doesn't match the house, why is it drawn differently to the physical layout of the house?

In the corridor bathroom it looks like the window needs finishing and the reflection in the mirror shows the ceiling is not complete. How are you claiming recently upgraded when those items are not finished?

Has the front wall been hit by a vehicle recently, the street view shot appears to show a displaced wall and a large mark, possibly from a car impact?

Do people on the top deck of the bus wave at you when you're in bed?

korabiowski

BikingBud said:

The floor plan doesn't match the house, why is it drawn differently to the physical layout of the house?

In the corridor bathroom it looks like the window needs finishing and the reflection in the mirror shows the ceiling is not complete. How are you claiming recently upgraded when those items are not finished?

Has the front wall been hit by a vehicle recently, the street view shot appears to show a displaced wall and a large mark, possibly from a car impact?

Do people on the top deck of the bus wave at you when you're in bed?

Layout - You've lost me here

Window - that's exposed stonework

Ceiling - done since the photos

Wall damage - not that I know of, that's an old street view 

Bus - no

Thanks for the comments 

korabiowski

Right, I'm going to bow out of this now.

Thanks all for your comments, all taken on board, and no offence taken

Going to bide our time and see what happens. Will let you know if we get a bite 🤞

Thanks again, and enjoy your weekends