To ask for your opinions on my house?

[StylishMummy]

We're in the stressful and expensive process of moving house, next door have just sold for £170,000. We're on for less and have slightly less space and less than all agents suggested (165-170). But we're not selling!

Collective brain of the vipers nest is my next place for feedback - be as brutal as you like!

www.rightmove.co.uk/property-for-sale/property-70481371.html

Next door
Allsopp & Allsopp are pleased to present this spacious and modern living three bedroom terraced property situated on one of the most prestigious roads in Nuneaton

OP
MORE THAN MEETS THE EYE A deceptively large end terraced home located on the Lutterworth Road in Nuneaton, just along from the ever popular Attleborough Village with its independent shops, eateries and supermarket.

Their description is much better. Yours basically starts with "don't give on this house from just seeing the disappointing outside."

The photo of the baby on the stairs is giving me the heebiejeebies.

If your steps are further apart than 6.5 cm (max width apart for cot slats) then there is a danger of a baby's head getting stuck or fitting legs and body through.

Haven't rtft, so apologies if somebody's mentioned this already. The brown window frames - I had those in a past house I was trying to sell and it was on for a month or so with no offers. As soon as I replaced the windows with white framed ones I had an acceptable offer. The buyer had actually viewed the house previously with the brown frames and wasn't interested. Even when I was looking for an investment property recently, I discounted any with dark window frames because they suck up so much light.

One other tiny thing - can you get the Karcher out to scrub up the patio leading off the conservatory? Then replace the existing photographs of the outside with some taken on a sunny day.

FFS, the location is fine. In fact, it’s one of the nicer areas in the town. It’s also slightly set back off the main road (if it’s where I think it is).

The photos are really bad, all taken from the wrong angle. After you make some of the changes suggested, complain to the estate agent and ask for a better photographer

I’d get another agent to be honest.

Definitely needs a defined dining area. It says it's listed on 6th March...if that's true it's early days yet

I like the stairs personally but they are absolutely not safe for baby’s and young kids

OP you’ve had lots of good feedback on here you’ve taken it all very well. I think the main issue you’ve got though is that next door, which has more kerb appeal & has been fully modernised throughout, sold for £170K. To bring yours up to a similar standard would be at least £30-£40K, so it immediately looks overpriced. If you need to sell quickly I’d definitely paint the pebble dash (in addition to the bits you’ve already said you’re working on re staging) & drop the price down... maybe to £150K? What have the agents said re price?

Make the most of the conservatory, it looks like a dumping space for 'stuff'- open the blinds to show the view. Give the shed a lick of paint (it's got peeling paint) and make the garden cheerier with some (cheap) pots with flowers.

The floor in the conservatory would definitely put me off, and I'm afraid the render on the exterior walls would too - but I don't see what you could do about that!

TBH OP I think the agent is doing you a slight disservice here. The photos are awful and ultimately it is up to you how you market the bedroom situation.

It is a 2 bed plus in theory, but if you want to market it as a 3 bed and perhaps lesson the annoyance of potential buyers when they see the "third bedroom" I would suggest putting your daughters single bed in there to at least show it as a potential bedroom space. I would put a double bed in your daughters room to show that the room can accommodate a double bed. Often buyers can lack imagination when it comes to looking at homes and they do judge people on their decor and lifestyle sadly!

If I was paying the agent 1% plus VAT I would be feeling I was overpaying at this point. Have you had many viewings with constructive feedback from the agent? How long have you signed with them for? Are the viewings accompanied by them? Did they give you any advice prior to marketing and/or provide good comparable sales with your place?

One tip I always abide by is remembering to serve them the official two weeks notice prior to contract termination (check your contract for this hidden beauty) and asking them to email/send guaranteed delivery a list of all potential buyers they can "legitimately" claim to have introduced to you within 7 days of the contract end. I've seen sellers come unstuck when buyers have purchased a place through another agent and the original agent tries to claim some commission as well!

I really wouldn't be happy with the agent if I were you.

Hope your planned improvements get you a buyer.

Good Luck

To me the main issues would be that the kitchen has no windows looking directly outside, upstairs the small bedroom has no window and there is a through door to the other bedrooms, which makes it more of a closet than a bedroom.
The conservatory is looking bleak, and the pebbledash exterior is dated and would cost a lot to change.
Also you have two lounges/reception rooms but no dining area, obviously people can change the furniture in the family room but it would help to make it look like a dining room as it is next to the kitchen
The garden could do with TLC.. cut the grass and add some pots of flowers and shrubs (which you can then take with you)
Good luck

Comparing your floor plan which looks like it belongs to your house with the floor plan of next doors it looks like you are looking at 2 very similar houses.

But your next door neighbours have a bay window at the front as well as another window.

Or am I missing something.

Is there a middle house?

I’d put the picture of “bedroom 3” in the main photos too as it looks like you’re trying to hide it.

I’d decorate it as a nursery so it makes sense that you have access to it through your room.

I can not believe that some of the post on here dont know the importance of living in a good area.Location is the most important factor with selling a house.The other most important factor is the schools.These are the harsh facts

No Beautga, other posters know all about location but are not rude or stupid enough to raise it here as OP is selling THIS HOUSE and IT CANNOT BE MOVED. Your comments are completely irrelevant to the issue at hand.

(OP, I know nothing about your area, am not saying I agree with this idiotic poster’s views on what it is like).

@Beautga op can't change the location of the house..!

I can not believe that some of the post on here dont know the importance of living in a good area.Location is the most important factor with selling a house.The other most important factor is the schools.These are the harsh facts

So tell us, o Wise One, should the OP move her house closer to the schools, or move the schools closer to her house?

Beautga Of course location is important. Move that identical house to my area and it would sell for 400k, I'm sure in other areas it wouldn't even get 100k but the houses OP is comparing to are in the same location so what you are saying is irrelevant

@Beautga kindly sod off you unhelpful arse.

This area is mid range for the town, not awful but not superb, perfectly mediocre. Primary schools are all good

Beaut, do you have comprehension difficulties? The OP is asking for help on making her house more attractive to potential buyers. She does not have the magical powers needed to move this house to somewhere else.

Yes location is supposed to be good but you have to compare with other similar houses in the location and for that it makes this house over priced.

If a much bigger house, with an extra bedroom, a bigger outside area and beautifully decorated goes for £170,000

Then this house which is smaller, only 2 bedrooms as opposed to 3 bedrooms, has a smaller outside area and needs work should have a bigger difference in price than being £8000 less.

That is more about how much needs to be spent on the place to bring it up to the standard of next doors. Then you are left with a place that is fundamentally smaller.

In the location there is a beautifully presented 3 bedroom house that is on for around £12000 less than the ops place and it has a really nice sized garden.

Beautga, obviously the OP should be selling a Grade II-listed mansion close to the grounds of Eton with rolling parkland as its garden and peacocks on the lawn instead of the perfectly good house she has, can't believe it's taken 500+ posts for someone to think of that solution! And here we all were suggesting a rug for the conservatory.

OP, just get the estate agent to pop a new postcode in the listing to relocate the house – somewhere near Buck Pal sounds lovely, or the Cotswolds?