BUY TO LET - HOW MUCH EXTRA FOR F&F

friendly_ghost

I have two agents coming round this week to value my property a 3 bed semi with integral garage, in a small close - Carlyon Bay Beach 1 mile to the left. Charlestown Harbour is off to the right approx 1.5 miles, Tesco 1 mile, and a post office/convenience store, Indian, Chinese & Thai restaurant (multo pesetas) directly opposite, plus primary school .5 mile and church and senior school close by (... what more could you ask for) I am returning to Hungerford in Berkshire and possibly downgrading to a 1/2 bed flat, so ... I am finally getting to the point ... I would love to be able to sell my place with furniture and fittings, which would mean I save a bundle on removal fees and can buy new up there. My place is fairly well furnished (comfortable but not tatty!), does anyone know how much extra I should ask/might get for this?

Thanks Martin for all your help and the MSE site ... you should get a knighthood! :

Ian_W

You are in the catchment area for holiday homes, is your property likely to be of interest to that sort of market? If so being fully furnished would be very attractive to a buyer - I know because we're looking at the moment, but in a different part of Cornwall. I'd ask the EA's about the chances of selling furnished and what they would advise.

If not, then prices/wages in your neck of the woods will probably price out most local FTB's who would jump at the chance of furnishings. If that is the case buyers in your market will likely have their own furniture, which they obviously like cos they bought it, so I'm not sure it will be an attractive proposition for them.

Second hand, as opposed to antique, furniture isn't overly expensive so I think you would need to be very realistic and remember that the first priority is to sell your home. From what I'm seeing on rightmove the property market there is very slow with plenty of houses being reduced so that price needs to be realistic too.

Ballpark I'd have thought if you go around and price each item roughly as new, as you would your contents insurance, then look at a figure of 50% as being the mark, much more than that and folks will think they may as well get new with warranties, choice etc.

If you don't sell furnished you could always get a local second-hand furniture shop to give you a price for a house clearance but I don't think it would be anything like 50% as they have to make a profit selling it on.

EDIT: The title BUY TO LET is a bit confusing, hope I've understood you're selling furnished [as per post] if poss, not letting furnished [as per title]?

HGLTsuperstar

I was also confused by the disparity between title and message. Are you selling or would you consider letting fully furnished, in which case the furniture etc would be more of a consideration to tenants. Most housebuyers have collected some much of their own "junk" (using that term loosely, no reflection on your furniture) that they don't want to be burdened with anyone elses. Also tastes vary, it's often the case who fall in love with a house but dont like the previous owners decorations so end up redecorating. Same principle applies here. From what you describe, your house sounds a good prospect in its own right, do you have any young family members/friends starting out who would welcome a reduced price helping hand. Or how about an American-style garage sale. But seriously consider the letting option if finances permit.

friendly_ghost

Thanks Ian and HGLT - you've given me enough info that I can remove thread (if I knew how) and yes you're right - title is very misleading. I was mainly considering it as investment property or 2nd home, because price will rule out FTBs in this area - it is such a shame. It really saddens me when I see the rates of pay being offered down here. The employers seem to be milking it - but that's another story.
Unfortunately finances & health dictate sale rather than let.