Some honest advice please...

teabelly

I'd get another agent around. Take it off with the current one and get the new one to redo the photos and get another appraisal. If it is too way too cheap then it makes buyers suspicious. The next cheapest is at 95k. I'd consider trying it around 85k if the agent thinks it is sensible. If no takers then put it down to 81k with 'reduced for quick sale' on. If you put it on too cheaply it can be missed as a lot of buyers know how much they have and will pick a range between what they can afford rather than just searching on everything under their target price. If they see all flats around 85-95k they may naturally pick a bottom margin of 80k which means yours is always missed.

Houses are selling by the looks of it as a terrace went on the same street for 130k late 2007. The photos and description have to make you want to go and look at it for real. They don't so they need to be improved upon. Your current agent will have lost interest in it a long time ago so it is definitely better to find another one but you will have to cough up for a HIP now.

Second bedroom looks small with the bed and the desk in it. Take the desk out. The photo of the main bedroom is appalling and again the wardrobe makes the room look small. It might be worth switching furniture around to see if you can make it appear more spacious. Room dimensions aren't listed on the particulars which is a huge omission. Your current agents are basically rubbish.

Kitchen does appear immensely old fashioned so if you can get new doors and a new worktop it will give the whole place a lift. Choose light colours to make it appear brighter and bigger. Dark colours in small flats make them look tiny. Might also be worth putting a light coloured throw on the dark sofas to break them up as they look very dominating. Again a new agent may just be more bothered about doing a good job and have plenty of helpful suggestions on how to get buyers through the door.

pinkshoes

Open plan vs separate kitchen is all down to personal taste. I would have said I preferred separate, but now I have open plan I much prefer it, as it's great to cook whilst having other people around to talk to, rather than before when I used to be cooped up in the kitchen whilst everyone else was chatting in the lounge.

The building looks fine from the outside, although the 2 bedrooms look dark, dingy and tiny. Can you make them brighter? Has the area been hit hard by the credit crunch? I know this is only a "typical profile, but according to Upmystreet, http://www.upmystreet.com/local/my-neighbours/neighbourhood-profile/l/L259PL.html it says it's a low income area, so perhaps the sort of people that would be interested are currently struggling with their bills, so buying is not a priority?

morg_monster

I also would agree, don't make it open plan. When we were looking for our current place (renting) I desperately wanted a separate kitchen. As someone else said, I like keeping the cooking smells and noises separate, and it means after dinner I don't have to contemplate a messy kitchen!

I know there are people who like open plan, but I'm sure there are just as many people who don't, and I don't think knocking a wall through will necessarily suddenly give you bags of viewings.

Catblue

Your flat looks nice, but I agree with others that you should open all the blinds and retake the interior photos. Makes the flat look too dark.

I would seriously not bother with updating the kitchen, or making the kitchen/lounge area open plan. You may put some people off with the open plan idea, and you'd have to redecorate. I doubt that you'd get your money back on it, and it may even make it more difficult to sell. If you have £2K to spend, then just take it off the asking price.

Your flat looks good value compared to a lot of the new-builds around Garston, Hunt's Cross, etc.

I think it is maybe just a matter of being patient and waiting for the right buyer. Difficult, I know.

KevinM2k_2

Thanks for all replies, i'm thinking of scrapping the open plan idea now, I still think a new kitchen maybe in order though, dont think itll cost much and hopefully I can get it fitted cheaply through some contacts.

Can i ask a question about decoration then? At the minute you can see the lounge is white with wooden flooring. personally I find that with the walls being white it shows any slight inperfections the wall has and it isn't very 'cosy' of a night time. I also find the wooden flooring cheap and cold, and personally would prefer carpet.

The wooden flooring is exactly the same through the lounge, kitchen and hall would it be worth spending money in these areas to update each of the rooms? and maybe paint the living room a diff colour something along the lines of a light brown (mocha colour) or magnolia.

As you can probably tell Ive pretty much had enough of the flat, I kindve assumed it would go quite easily especially when the price came down, but this hasn't been the case at all.

KevinM2k_2

http://www.upmystreet.com/local/my-neighbours/neighbourhood-profile/l/L259PL.html

That actually made me laugh... not too accurate but funny nethertheless:rotfl:

southernscouser

I'm no expert having never bought or rented a property in my life. But I'm looking now and what stands out to me the most is the blind are closed/half closed in every picture.

Open them up and let us see the light! :A

Photo 10 looks like it's been taken dark to hide something! :think:

fiddlesticks

I like the kitchen actually but that brown sofa is hideous and the main bedroom pic is far too brown! put some lighter bedding on before you take the next picture.

And get some LIGHT!

Guy_Montag

Skip getting a new kitchen, nowt wrong with your current one. Not my taste, but whatever you put there probably won't be my taste & will need replaced. Just adjust the price by the price of a new kitchen & get some new photos.

Sammy85_2

I would sort out the kitchen, it really lets the property down. Other than that it looks lovely, just needs advertising properly.

We updated our kitchen this January. It cost us £400 for a complete set of beech style door fronts (12) and drawer fronts (4), a new stainless steel hob, A-rated oven and an extractor fan. All from B&Q. Took the best part of a day to fit it all, but saved a fortune on paying someone else to do it!

With your neutral decor just changing doors to something more modern should be sufficient. A nice light colour will do it, and i shouldnt think it will cost more than £250.

I wouldnt bother with the rest of decor. White is good, think of it as a blank canvas for the next owner. Guaranteed if you paint it mocha then someone wont like it and may be put off at the thought of having to paint over it.

The wood flooring looks nice and modern. You already have a rug down on the floor in the living area so it makes it more homely. I wouldnt worry about it.

Take some new pictures. Open all the blinds fully to let in as much light as possible, and dress the house up. I'd buy a new set of white bed linen too(shouldnt cost more than a tenner from tesco or matalan!). Move the furniture around and if need be remove things completely from the room for the photos (such as wardrobes that dominate the room).


Good luck,
Sammy