London 2 bed flat. Over 1 week listed but only 1 enquiry/viewing - please critique!

musehead

I felt encouraged by reports of the housing market heating up and listed my flat last week hoping for a good amount of interest. I had 5 local agents come to value it - 485k, 500k, 500k, 550k, 550k. I listed at 500k.

In terms of price, it's the 15th cheapest out of 45 two bed flats within 1/4 mile. However, my flat is in a modern block (built in 2004) and they tend to be less desirable than the majority of flats which are in Victorian terraced properties around here. It's on a busy road, but the flat is towards the back of the building so it's fairly quiet. I do have the benefit of a patio and private allocated parking - both rare around here! The patio is technically a communal area but de facto for private use of this flat.

I'm not happy with the photos, and in fact some of them were so poor that I replaced them with photos I took myself (which are also not great!). I've already arranged for a property photographer to come round next week and take better ones.

I'm going into the second weekend listed with no viewings booked. Clearly something is not right - whether it's the price, photos, description, agent or something else

Any criticism of my listing is very welcomed!

http://www.rightmove.co.uk/properties/90714022#/

Grumpelstiltskin

I am not au fait with London flats but in my mind the kitchen area is tiny.
I guess the fridge / freezer is inside the tall cupboard?
If so it leaves very little storage space.

It does look a bit sterile.

FirstTimeSolo

This actually a great flat for the price in the area. Long lease, low service charge. However the kitchen has very little counter top space and few cupboards, this would not suit most people (single and families both).Some people do not like ground floor flats as higher floors offer better security, but nothing you can do about it. Is the patio area south facing? Do people walk past it or is it fairly private? Could include some more details about storage space available in the flat - I know why no one includes details of storage, I think it is really important. 

davidmcn

musehead said:

It's on a busy road, but the flat is towards the back of the building so it's fairly quiet.

That's part of what I was trying to figure out - so why not make it clear in the blurb?

theoretica

The hoover hanging sculpturally on the bedroom wall really makes me think it is short of space. 

£1800 service charge a year? I am unfamiliar with London prices, but it seems high. What do you get for that? 

RAS

Do you actually live in it, as it looks more like rented accommodation than owner occupied?

How does the service charge compare with others?

Almost totally lacking in storage.

Nowhere for a guest to sit except on the sofa next to you. So distinctly antisocial.

If there is a table in the living room, where are the chairs? Can't see anywhere to store them, or is it one of those with chairs stored in the base? Set it up for a meal, if that's the case.

Set the second room up as a guest bedroom at least. 

The outside space looks very uninviting and the idea that others in the flats could use the space immediately outside your sitting room window is off-putting

Kill the underground garage shots and one of the street front.

theoretica

RAS said:

Set the second room up as a guest bedroom at least.

A good point - for one bedroom the flat has a ridiculous amount of its limited space devoted to bathrooms, so would appeal more to people who would use both bedrooms as bedrooms and overall have a feel of being set up for more people.

musehead

Grumpelstiltskin said:

I am not au fait with London flats but in my mind the kitchen area is tiny.
I guess the fridge / freezer is inside the tall cupboard?
If so it leaves very little storage space.

It does look a bit sterile.

Yes you're right about the fridge/freezer. Quite honestly, it's a small kitchen but I think it's comparable to other flats of a similar size. There's only so much kitchen you can fit into a 600 sqft flat!

musehead

FirstTimeSolo said:

This actually a great flat for the price in the area. Long lease, low service charge. However the kitchen has very little counter top space and few cupboards, this would not suit most people (single and families both).Some people do not like ground floor flats as higher floors offer better security, but nothing you can do about it. Is the patio area south facing? Do people walk past it or is it fairly private? Could include some more details about storage space available in the flat - I know why no one includes details of storage, I think it is really important. 

Yes it's South-West facing so it gets the sun all afternoon/evening. People walk past the other side of the planters, but not very often because it's the back entrance of the building and most people use the front.

I'm not sure what to say about storage space - apart from the cupboard in the hall (which contains the water heater in the lower half) there's no built-in storage, it would just be freestanding cupboards and shelves etc.

musehead

davidmcn said:

musehead said:

It's on a busy road, but the flat is towards the back of the building so it's fairly quiet.

That's part of what I was trying to figure out - so why not make it clear in the blurb?

Thanks, yes I agree that point needs to be made more clear!

musehead

theoretica said:

The hoover hanging sculpturally on the bedroom wall really makes me think it is short of space. 

£1800 service charge a year? I am unfamiliar with London prices, but it seems high. What do you get for that? 

I will probably remove the hoover for my new photos.

I think the service charge is quite typical for fairly new London flats. It's for general maintenance and running of the building, looking after communal areas, sorting out problems etc. The management company do provide a good service.