Why isn't my flat selling?

[mynamechange94]

I've name changed for this, for obvious reasons. It's been on the market since June, we sold it at one point for £440k but the buyer pulled out. We're out of exclusivity with our agent next month so trying to work out if it's worth doing anything different with the flat before we move agents. What do you think?

Here's the listing...

It all looks quite stark, I think I'd invest in a few more plants and soft furnishings definitely a couple of large rugs. Just to make it more cosy

It looks like student accommodation or a flat share. Somewhere people will live temporarily, not someone's home. Sorry.

I don't think it's anything to do with the flat (which I think is nice) I think it's the fact that at that level and in that area you are competing against a lot of brand new part buys. There are far more couples who can do a 25 or 50% buy with a mortgage of £110k or £220k than there are people who can get £350k plus mortgages and who still want to buy in cheaper London areas. That's something you can't change, being able to WFH some of the time means those that can get £400k mortgages will often go for small flats in St Albans, Guildford, Surbiton etc or even further out . I think if you need to sell you are going to have to take a bit of a hit pricewise - as it's more likely an investor would buy it for renting

Also, can anyone recommend a good estate agent in SE London? I was thinking about purple bricks - has anyone sold or bought through them before?

This - I’d assume you were hiding something like a very short lease or astronomical service charge. There’s no reason not to have that information in the description.

Oh god. Don’t go with purple bricks, massive red flag that the vendors are tight/greedy and will be a pain

A thought. With inflation at 10%, reducing the price by £20K NOW, means that - IF you sell now - in real terms you get a higher price than waiting and selling for £440K in 6 months time. (With 10% inflation, £440k will (in real terms) be only £418K in 6 months).

I don't think the furniture or furnishings help. A lot of it is very obviously cheap looking, and doesn't really sell a lifestyle. On the other hand, for those looking for value, it doesn't look particularly spacious either. I guess what I'm saying is either try and make it look like a more practical space for a small family or a bit more luxurious for the young first time buyer crowd. We just sold our old house for similar value - 7 viewing and 4 offers in the first week - and I think staging really helped.

Can't comment on price because I don't know the area but I hear that the market has dipped slightly, so may be worth getting some more EAs in to value.

Noted. I guess I'm just quite fed up with the notion of paying an estate agent £4k+ to do a few showings. Figured I might as well save the money if all of them just dial it in...

Maybe the people who would be interested in buying stopped clicking on the property, because they saw it previously and thought it was sold already?

Avoid purple bricks. Online agents can really put buyers off, and if you're struggling to sell the last thing you want is another reason for buyers to avoid your property.

I agree with previous posters that the photos don't look great. The first one is very blank, the sitting room looks very cramped and the fridge too big fir the kitchen. It could look more attractive presentationally.

Change the 1st photo to the table one. Remove the fridge/freezer, it is far far too big.
Replace the tiny photos, they make things like the sofa than it really is.
Put some more greenery in the flat.
Paint the bathroom. I would also put a new bath panel on. Add some 'nice' items.
Change the bedding and make the beds nicely.
Remove the bedside table/ replace it with something nicer.
Replace sofa for something more size appropriate.
It all just looks dated/basic and at that price i woukd expect a bit more luxury

Sorry me again. Don’t use Purple Bricks. DM me if you want!

Purple bricks is good for saving money if you know a house will have 20 interested buyers within 10 minutes of it hitting right move. If there are any difficulties selling (as with yours), you need a competent local estate agent.

It looks a bit like student halls of residence at the moment.

The first picture that comes up should draw people in. Dress the room with plants, books on the coffee table etc. I'd also move that lamp which looks a bit lost in the middle of the room.

The fridge looks too big for the kitchen. Obviously you can't move it but I'd try and get a picture where it's not so obvious.

There's nothing wrong with the flat it just looks a bit unloved.

Cramped living room, very basic bathroom and the kitchen looks old/dated.

For price would expect a much higher quality finishing throughout

I’m confused about that bedroom window. What’s the ‘void’? Is there an actual window in that room looking out onto something?

I think the photos are fine but video puts me off a bit though - the kitchen looks dark and is overwhelmed by the fridge.

I think the photos of the living room and kitchen are very cramped.

the living room maybe move the coffee table? I think the sofa might be too big for the room but moving the coffee table should help.

the angle of the photos for the kitchen seems odd as it looks like the fridge is really big and takes up a lot of room.

the other photos look fine, can’t really comment on price but £440k for a flat in london seems reasonable

It’s probably a bit to do with market - it seems London flats have taken a hit.
I think the photos look ok and I would view it but the video walk around is rubbish and would put me off. I would take that off. I always look at them and don’t think they do it justice. Different estate agents- better photos/no video?

I think the first picture of the living room makes it seem really huge and the subsequent picture of the living room makes it look tiny

Lead photo needs to be the dining table. The light and space alludes to the fact that there's space in the property.

The couch needs to be fixed for photos, saggy cushions scream "can't be bothered" and as a buyer it would make me think if they can't be bothered with the simple things, what else have they not bothered with. Likewise the bed linen that just doesn't fit properly and flat pillows, it makes a nice apartment look like student digs.

Pink in bathroom is jarring. All the kallax units just seem so prominent and scream "no storage here".

But mostly "ask agent" is lazy on behalf of your agent and it's also the market OP, I think you're selling at a shocking time and it's probably the first time properties in London have required a decent bit of effort to sell.

Oh also the giant fridge takes away from the kitchen- a cute smeg fridge would look much better?

FFS don't waste your time with Purple Bricks. And strangely, for those laughing at the fruit bowl sugestion, I've always found a pineapple in a nice bowl of fruit attracts buyers But it's probably coincidence, like inducing inducing labour with pineapple.