House Viewings Gone Stale - Opinions Please

korabiowski

Crashy_Time said:

korabiowski said:

Irishpearce26 said:

Im wondering if the price you think your house is worth is driven by the price of the new house you want to move to. 

Its a very nice house and finished well, looking at previous sale since 2013 it looks like quite a bit of work has been done, its not clear if this was done before you bought it or after? Why do you feel the house has gone up by £80k in less than 24 months?

Not necessarily, but maybe a hint. 

Our agent originally valued it 295k to 300k, and to be honest, that was a little over (not much) what we were thinking.

I honestly believe the house was worth a lot more than what we got it for, and that people didn't have the drive to do the work that we have done to it since.
It was an open tarmac yard basically with literally no grass, the Kitchen has been fully replaced (including the low ceiling that brushed your head,) both Bathrooms needed full makeover, we've upcycled the stairs, are adding French doors.....the list goes on.

Its all going to boil down to the right person wanting it, and at a price that suits us both I guess.

Thanks for the comments 

That is just to get you on their books though?

Fair comment, however we had 3 valuations, one at 285k to 290k & two at 295k to just under 300k. So I think we are pretty fairly priced at the moment, albeit on EA valuation.

But if you can't trust the 'Experts' than who can you trust eh? 

TBagpuss

I think the 4th picture does you no favours - it makes the dining area look cramped and with the arm chair in front of the window looks as though you've shoehorned a dining table in. 

The next photo is much better of the dining area.

Going through the bathroom to the bedroom is a bit strange - and with the tub it's more like a main bathroom. Would the layout allow for  a wall to be added, so the bathroom opened off the landing, with a separate door into the bedroom from the corridor created by adding a wall? It looks possible from the plan - if it were possible in real life I might be willing to consider the house with a view to doing that, otherwise it would put me off.

Equally the open plan downstairs, open stairs and door opening straight out of the room would make me worry about keeping it warm, and the costs of heating it.  

The photos make it look as though you have road on 2 sides - from the description it sounds as though it may be road on one side and your driveway on the other - I think you need the photos to show that.

I also agree with the recommendation to try to do something about the expanses of grey walls - the prison yard feel would put me off. If you don't want to paint the walls, maybe some tubs and/or hanging baskets with some flowers and greenery. 

korabiowski

getmore4less said:

Love the first picture,  just to make sure no one misses there is a bus stop have a bus in the picture.


I start with what are people buying by doing a more like this.

a 1 mile sample seems to work.    96 3 beds  and 26 4+ beds

for sale/SSTC    ( I had £350k in my sheet anyway so left them in)

price	3bed	4bed+
0-200	28/42	5/3
0-250	34/51	8/4
0-260	35/51	9/5
0-270	35/51	11/6
0-280	35/53	11/7
0-290	36/55	11/8
0-300	36/56	11/8
0-325	36/56	11/8
0-350	37/56	11/9
0-max	39/57	15/11

Plenty of sales in the pipeline  so people have been buying.


working down from the SSTC at £300k should get some comparisons but you have to get under 250 to see any volume.

Just looking at detached there are 7 SSTC to look at first 4 up to £250k and 3 over  4 beds 1upto 250 and 2 over.


with the map view you can toggle the SSC and see where people have been offering

another map with just 3b+ 250-300  detached


this one has the 6 closest in price that are SSTC probably your closes competition that people preferred.

Really helpful stuff, and much appreciated. I will have a good look at all this later

Yes, I get the point about the bus 

Crashy_Time

korabiowski said:

Crashy_Time said:

korabiowski said:

Irishpearce26 said:

Im wondering if the price you think your house is worth is driven by the price of the new house you want to move to. 

Its a very nice house and finished well, looking at previous sale since 2013 it looks like quite a bit of work has been done, its not clear if this was done before you bought it or after? Why do you feel the house has gone up by £80k in less than 24 months?

Not necessarily, but maybe a hint. 

Our agent originally valued it 295k to 300k, and to be honest, that was a little over (not much) what we were thinking.

I honestly believe the house was worth a lot more than what we got it for, and that people didn't have the drive to do the work that we have done to it since.
It was an open tarmac yard basically with literally no grass, the Kitchen has been fully replaced (including the low ceiling that brushed your head,) both Bathrooms needed full makeover, we've upcycled the stairs, are adding French doors.....the list goes on.

Its all going to boil down to the right person wanting it, and at a price that suits us both I guess.

Thanks for the comments 

That is just to get you on their books though?

Fair comment, however we had 3 valuations, one at 285k to 290k & two at 295k to just under 300k. So I think we are pretty fairly priced at the moment, albeit on EA valuation.

But if you can't trust the 'Experts' than who can you trust eh? 

Anybody could pluck a number out of the air loosely based on similar local sales? The right price will be the one that gets people over the door and wanting to make offers (or pay that price) What does PropertyLog say about the competition and how they are pricing?

Webxite

One more vote here for painting the garden wall - it gives a bit of a depressing feeling to the pictures, though I'm sure it's not so bad in real life. I'm trying to be nice there - in all honesty, I hate it! I'd also move the plastic sandpit, slides, shoes etc out of the way when photos are being taken - the bright colours are a bit jarring against the natural textures and colours of the garden. I think even spending £50 on some plants in pots from Lidl, and then retaking the garden photos could drive people through the door, and you can take plants in pots with you when you move! Garden photos on a sunny day (do you get those up North? ) could help too.

I can't see any pictures of the attic room.

If I was being really nitpicky, I'd move the chest of drawers from the foot of the bed as it's a little jarring and it makes me wonder if the house has a storage problem as there are lots of items of furniture in that room. But realistically do people decide not to view a house based on such small details? Probably not!

Otherwise it's a lovely house and you've clearly got great taste - if I was looking in that area I'd be really keen to view it. 

korabiowski

TBagpuss said:

I think the 4th picture does you no favours - it makes the dining area look cramped and with the arm chair in front of the window looks as though you've shoehorned a dining table in. 

The next photo is much better of the dining area.

Going through the bathroom to the bedroom is a bit strange - and with the tub it's more like a main bathroom. Would the layout allow for  a wall to be added, so the bathroom opened off the landing, with a separate door into the bedroom from the corridor created by adding a wall? It looks possible from the plan - if it were possible in real life I might be willing to consider the house with a view to doing that, otherwise it would put me off.

Equally the open plan downstairs, open stairs and door opening straight out of the room would make me worry about keeping it warm, and the costs of heating it.  

The photos make it look as though you have road on 2 sides - from the description it sounds as though it may be road on one side and your driveway on the other - I think you need the photos to show that.

I also agree with the recommendation to try to do something about the expanses of grey walls - the prison yard feel would put me off. If you don't want to paint the walls, maybe some tubs and/or hanging baskets with some flowers and greenery. 

Thanks for the comments.

Yes, the sofa & armchair is excessive in the Dining Room, however we don't want to dispose of them just yet, so was really the best place for them at the moment.

There was originally a partition wall forming a corridor between the Landing & the Master Bedroom (with a door off it to the Bathroom.)
However the corridor was around 800mm wide, and you couldn't fit a toilet in the Bathroom.
Hence why we opened it all up

I think we do need some photos of the front of the house, as it has a large drive & also a separate paved area for bins etc.

I'm going to ponder what to do with the garden wall tonight!!

korabiowski

Crashy_Time said:

korabiowski said:

Crashy_Time said:

korabiowski said:

Irishpearce26 said:

Im wondering if the price you think your house is worth is driven by the price of the new house you want to move to. 

Its a very nice house and finished well, looking at previous sale since 2013 it looks like quite a bit of work has been done, its not clear if this was done before you bought it or after? Why do you feel the house has gone up by £80k in less than 24 months?

Not necessarily, but maybe a hint. 

Our agent originally valued it 295k to 300k, and to be honest, that was a little over (not much) what we were thinking.

I honestly believe the house was worth a lot more than what we got it for, and that people didn't have the drive to do the work that we have done to it since.
It was an open tarmac yard basically with literally no grass, the Kitchen has been fully replaced (including the low ceiling that brushed your head,) both Bathrooms needed full makeover, we've upcycled the stairs, are adding French doors.....the list goes on.

Its all going to boil down to the right person wanting it, and at a price that suits us both I guess.

Thanks for the comments 

That is just to get you on their books though?

Fair comment, however we had 3 valuations, one at 285k to 290k & two at 295k to just under 300k. So I think we are pretty fairly priced at the moment, albeit on EA valuation.

But if you can't trust the 'Experts' than who can you trust eh? 

Anybody could pluck a number out of the air loosely based on similar local sales? The right price will be the one that gets people over the door and wanting to make offers (or pay that price) What does PropertyLog say about the competition and how they are pricing?

I fully agree, but i'd rather be priced a little high and accept offers than priced low and accept asking price.
But you are right in the price affects the balance between lots of viewings and none.
However please bear in mind we had several viewings before we lowered the price!!

I've never even heard of PropertyLog, but will check it out later

korabiowski

Webxite said:

One more vote here for painting the garden wall - it gives a bit of a depressing feeling to the pictures, though I'm sure it's not so bad in real life. I'm trying to be nice there - in all honesty, I hate it! I'd also move the plastic sandpit, slides, shoes etc out of the way when photos are being taken - the bright colours are a bit jarring against the natural textures and colours of the garden. I think even spending £50 on some plants in pots from Lidl, and then retaking the garden photos could drive people through the door, and you can take plants in pots with you when you move! Garden photos on a sunny day (do you get those up North? ) could help too.

I can't see any pictures of the attic room.

If I was being really nitpicky, I'd move the chest of drawers from the foot of the bed as it's a little jarring and it makes me wonder if the house has a storage problem as there are lots of items of furniture in that room. But realistically do people decide not to view a house based on such small details? Probably not!

Otherwise it's a lovely house and you've clearly got great taste - if I was looking in that area I'd be really keen to view it. 

Really appreciate the comments thanks

Yes, I was little perplexed that the photos gave an insight into our beloved children's pastimes. We can look to address this.

Plenty of storage, however the drawers at foot of bed also act as a location for the tv!! Ha ha 

Irishpearce26

In that case I would reduce price slightly (if you can) as that will be the main factor as to why no one is making any offers. 

What turns me off the most about the house is its right on a busy main road. I wouldn't view the place imho.

Crashy_Time

korabiowski said:

Crashy_Time said:

korabiowski said:

Crashy_Time said:

korabiowski said:

Irishpearce26 said:

Im wondering if the price you think your house is worth is driven by the price of the new house you want to move to. 

Its a very nice house and finished well, looking at previous sale since 2013 it looks like quite a bit of work has been done, its not clear if this was done before you bought it or after? Why do you feel the house has gone up by £80k in less than 24 months?

Not necessarily, but maybe a hint. 

Our agent originally valued it 295k to 300k, and to be honest, that was a little over (not much) what we were thinking.

I honestly believe the house was worth a lot more than what we got it for, and that people didn't have the drive to do the work that we have done to it since.
It was an open tarmac yard basically with literally no grass, the Kitchen has been fully replaced (including the low ceiling that brushed your head,) both Bathrooms needed full makeover, we've upcycled the stairs, are adding French doors.....the list goes on.

Its all going to boil down to the right person wanting it, and at a price that suits us both I guess.

Thanks for the comments 

That is just to get you on their books though?

Fair comment, however we had 3 valuations, one at 285k to 290k & two at 295k to just under 300k. So I think we are pretty fairly priced at the moment, albeit on EA valuation.

But if you can't trust the 'Experts' than who can you trust eh? 

Anybody could pluck a number out of the air loosely based on similar local sales? The right price will be the one that gets people over the door and wanting to make offers (or pay that price) What does PropertyLog say about the competition and how they are pricing?

I fully agree, but i'd rather be priced a little high and accept offers than priced low and accept asking price.
But you are right in the price affects the balance between lots of viewings and none.
However please bear in mind we had several viewings before we lowered the price!!

I've never even heard of PropertyLog, but will check it out later

https://www.propertylog.net/