One viewer in 8 months. Help.

[Roseybee10]

We originally put our property on the market in November last year.
We dropped the price in April.
We have had one viewer in that time. They seemed to really like the property but have had mixed messages since.
I'm not sure what else to do tbh. Think we'll drop the price again but other than that I'm not sure what to try.

[Pics removed by MNHQ at OP's request]

[Roseybee10]

Rest of pics

[Roseybee10]

I should add these aren't the estate agent pics as I wasn't sure if I could post them.
I feel we've deckuttered as mum as possible without my kids having nothing to play with.

[seaoflove]

Have the agents been able to suggest why no one wants to view? One viewing in 8 months suggests something is very wrong.

Are you on Rightmove, etc?

I'm guessing the issue is price. Is your house priced a lot higher than similar houses in the immediate area?

[Roseybee10]

It's now around the same as other properties in the area. I think the main issue is that the market is flooded with properties like ours in the past year, although there are maybe only a few left now.

Not sure whether to drop the price again.

[Roseybee10]

And yes - on rightmkve.

[hotlikeme]

Have you tried holding an open day to try and get viewers in? Are the estate agents active? Sometimes a change of agent helps. Does it have kerb appeal as Kirsty Allsop would say?

[Roseybee10]

The estate agents are a bit shit tbh but we can't afford to move estate agent and drop the price.

We've tried to make it as nice as possible from the front but downstairs neighbours garden is a disaster which we can't do much about.

I've never heard of an open day? Not sure they do that here.

[TheEmpressofBlandings]

There's nothing major on the photos that may explain why you are not getting viewers. Interested that you say you can't afford to change agent though - you don't usually pay them anything unless they get you a sale and by 8 months in you'll be well out of any tied period.
If there are loads of comparable properties on the market and yours is next to a disastrous house/garden next door then I'd say yours is worth less than the others on the market, sorry.

[babyiwantabump]

Are you on zoopla? It normally tells you how many people have looked at the add - what is the front add pic? Do you have a floor plan?

[babyiwantabump]

Right move link?

[Roseybee10]

We have a 30 day period we would need to wait to re market the property with another agent, then new marketing fees and the other local estate agent is more expensive at the end as a percentage of sale price so we would have to use some of our savings for than instead of the move so we couldn't then use those savings to drop the price. Think we would need to wait til we had saved a bit more before we could do that.

So complicated argh x

[Roseybee10]

Yeh floor plan is up

[gallicgirl]

What's your contract with the agent? If they have only manages to get one viewer in 8 months then they are hardly upholding their side of the contract.

Are you able to talk to your neighbour to see if they can clear up a bit? Quite a daunting conversation, I admit, but perhaps you could offer to help.

Remember that your agent works for you. If you want an open day then demand one.

[gallicgirl]

Marketing fees? The agent pays those in my experience

[AbbeyRoadCrossing]

Can you get a friend to mystery shop the agent? Phone up and ask to view your house? Just to check they are doing their bit

[hotlikeme]

Rosey Ask your agent about an open day. All they need to do is set a date that is convenient to you and advertise it to the people on their records who are interested in properties like yours and also in the local paper. You then open to accept visitors for a period of say 4 hours. Also make sure you are there if you can when your agent shows people round. I once discovered the agents were not selling the good points of my house at all and ended up more or less selling it myself. I'm in the UK I don't know where you are.

[Roseybee10]

Good idea Abbey.

All the estate agents her charge between £200-500 marketing fees.

[Roseybee10]

I'm in Scotland.
X

[Roseybee10]

Ps we do viewings ourself. Estate agent only seems to do them on vacant properties. That was all the estate agents, not just ours x

[Ouchmybloodythumb]

OP, sorry, but if I was looking around I would think I need to completely overhaul the bathroom so I'd be looking at about £5K for that. Does your price take into account that work?

What's the outside like? Do you have much garden space?

What's the area like?

[PerspicaciaTick]

Are those the pictures in your online ad? I wouldn't go and see a house which had panoramic photos - it makes it hard to imagine the actual room and they appear to be odd shapes. If there are a lot of similar houses for sale in the area, I'd just click on to the next house.

[Viviennemary]

I think you should try decorating in some warmer colours. Quite happy to be disagreed with. I wonder if you could paint your kitchen units a creamy colour. We had loads of trouble selling our first house. It was years ago. Estate agent said redecorting wouldn't make any difference but I think it did.

[Roseybee10]

No they're just my phone photos as I wasn't sure if I could use the agent photos online anywhere else.

Personal preference but the bathroom has only been done recently. Obviously everyone has their own tastes when it comes to bathrooms but I certainly wouldn't say it needed immediately replaced.

Garden is huge. Possibly too big lol.

Thanks for all the feedback. It's helpful to get outsider opinions.

[Roseybee10]

Every room Vivienne?