Renegotiating house price based on smaller than expected garden

perizadah

We’ve had an unpleasant surprise with the house we’re buying. The small garden (normal for city centreish properties like this) has become even smaller than we thought due to misunderstanding by the estate agent (we don’t think vendor meant for anyone to be misled). The reduction is about 15%.

This is disappointing as a garden is important to us, but we do still love the house. We offered slightly higher than the property is likely worth (confirmed by surveyor) but we were happy with this until the garden issue and now want to renegotiate. How would you go about calculating the value of the garden?? Not sure where to start…

FlorayG

You can't. The garden is worth what you are prepared to pay for it - another person might not care that it's smaller than advertised. There is no 'calculation' except what you feel

caprikid1

"You can't. The garden is worth what you are prepared to pay for it - another person might not care that it's smaller than advertised. There is no 'calculation' except what you feel"

Large gardens are a bit of vogue due to the time and effort to maintain them.

Also 15% less but well maintained and designed with patio's and Bar B Q area etc vs Jungle...

As has been stated you need to consider what its worth to you.

I assume you visited how did the confusion arise ? is it measurements or sections you thought were included that are not.

user1977

How has it "become smaller"?

Hoenir

You were happy with the garden when you viewed the property presumably.  

[Deleted User]

You offer what you think it's worth. If it's worth £20k less to you now, offer £20k less. If you're not that bothered, keep your offer the same.

Grumpy_chap

perizadah said:

We’ve had an unpleasant surprise with the house we’re buying. The small garden (normal for city centreish properties like this) has become even smaller than we thought due to misunderstanding by the estate agent (we don’t think vendor meant for anyone to be misled). The reduction is about 15%.

This is disappointing as a garden is important to us, but we do still love the house. We offered slightly higher than the property is likely worth (confirmed by surveyor) but we were happy with this until the garden issue and now want to renegotiate. How would you go about calculating the value of the garden?? Not sure where to start…

In what way has the garden become smaller?

Is this simply that the EA brochure had dimensions indicated as x m long and it is actually 0.85x m long?

Or, has the garden actually changed in size from what you understood at the viewing?  Maybe the EA showing you round said the garden extends to this fence here (and stood by a fence) but you later found out that the rear 3 m of that fenced area is actually a shared right of way / track and the actual property boundary should be a (non-existent) fence nearer the house?

perizadah

When we viewed there was an area where ownership wasn’t clear, so we got confirmation in writing from the agent that it was part of the garden before submitting our offer - turns out the agent was wrong.

The garden left is VERY small - patio that isn’t big enough for a sofa and small patch of grass. 

I hear what everyone is saying that it’s about value to us. I’m struggling because I think it’s more important to us than average and I don’t want the vendor to think we’re being ridiculous with the value we ask for and decide to withdraw completely. E.g if we think 10% would be fair but the consensus is 5% max, we would be happy with 5%. (Round numbers just for an example!)

Grumpy_chap

perizadah said:

When we viewed there was an area where ownership wasn’t clear, so we got confirmation from the agent that it was part of the garden - turns out that was wrong.

The garden left is VERY small - patio that isn’t big enough for a sofa and small patch of grass. 

I hear what everyone is saying that it’s about value to us. I’m struggling because I think it’s more important to us than average and I don’t want the vendor to think we’re being ridiculous with the value we ask for and decide to withdraw completely. E.g if we think 10% would be fair but the consensus is 5% max, we would be happy with 5%. (Round numbers just for an example!)

References to percentage of the property are meaningless on their own.
An absolute value also has to be considered.

perizadah

References to percentage of the property are meaningless on their own.
An absolute value also has to be considered.

Do you mean how much our offer was? £785k (SE prices)

Albermarle

The garden left is VERY small - patio that isn’t big enough for a sofa and small patch of grass. 

Maybe even if you got a price reduction, it sounds like this small garden will be an ongoing issue for you and mean you will never really happy with your purchase?