Why isn't my flat selling?

[ratemyflatplease]

Not really an AIBU sorry.

I'm selling my flat at the moment and not getting much interest. I know that ultimately it'll come down to price. But that aside, is there anything in the description or photos that would put you off?

It's in SE London. 3 fair size bedrooms, one tiny box which is only big enough for a single but perfect as an office (which is how I currently have it).

Top floor, so no chance of outside space, which I think lots of people are looking for. Lease has been extended.

Taking a deep breath and posting Rightmove link: https://www.rightmove.co.uk/properties/139866227#/?channel=RES_BUY

Is the 4th bedroom even legally a bedroom?
It's about the size of my tiny office (at home). I thought there was a minimum size for a bedroom.

If this were me, I'd knock beds 2+3 into one large master, and Bed 4 is the office.

The TV in the lounge needs moving and having a picture over it looks odd.

Try dressing the living room differently, move the sofa under the window, put the wooden unit where the sofa is with the TV on top, take the two chairs from your bedroom and put them this side of the rug facing the window. It gives you a more defined living space for 4-5 people

Thats a great price for the area.

For me, I wouldnt buy as a family because of the issue with going up flights of stairs, worrying about noise with neighbours, living space isnt big enough for a family and no outside space.

This would be a great purchase for someone who will rent it out to shares perhaps?

Painting anything darker makes it look smaller (and darker.)

Like everyone else - not enough living space compared to bedrooms. If you were going to fully occupy it as a 4-bed, then with 3 double rooms and one single room means youd need a table that seats 7, same for sofas etc.
Ask a different agent if itd sell better if you repurposed the master as a living room and sold as 2 beds and a boxroom.

I think this is a really good idea! I don't mind a kitchen being far from a living room as long as it is a dining kitchen or there is a dining room nearby. Your current living room is too small for a 3/4 bed house but it would make a great dining room/office and the big bedroom upstairs would make a wonderful living room. It would also be easier than swapping the bedroom with the living room because you could just put the bed and side tables into storage and use the smaller bedroom in the meantime (the chest of drawers in your bedroom could function as a side board). If you make the swap please do post the new photos and an update of how it goes!

Flats were not selling earlier in the year either? This has nothing to do with the seasons IMO, and the trying to make it look bigger than it is thing, with staging and photos only gets you so far, people eventually either view or they don`t, if they view they will soon see the reality of bedroom size etc. The tool that gets them to view is Price.

Cold, impersonal, tiny sitting room and it's listed with Foxtons. The latter alone would be a deal breaker.

Agreed. And placed all the furniture against the wall, it's the foolproof way to make any room look smaller.

I thought Foxtons went bust, did they get a bail out?

I can`t see previous sale history on RM, that would put me off.

I think it’s supposed to be like the townhouses where downstairs is kitchen / diner then upstairs nice living room two decent beds and a box room

I’d make the dining room a nice diner / study

@CrashyTime Sadly not, Foxtons are still in business, unfortunately.

I know, I lived in one! I had a kitchen/diner and another room downstairs (which I used as a dining room), and a living room upstairs, hence I said it’s not strange to have a living room upstairs.

OP would have to find somewhere for a small table and chairs, or maybe a folding gate leg style table where the chairs tuck inside.

I think it looks really nice. Clean, neat kitchen and bath.

The reception room is the main problem. Possible solutions:

1. Source a selection of mirrors, some large, from charity shops etc and hang in there to bring some light and depth to the walls.
2. Possibly put the sofa under the window and the sideboard near the dining table
3. Paint a feature wall a warm and cozy colour or a spa-like sage green
4. replace the sofa with two armchairs and ottomans so make the room seem more flexible, where furniture could move around for tv viewing, dining, entertaining, etc.

Would it cost a lot to have some of your photos retaken? Drape some luxurious towels in the bathroom, add flowers, etc.

Declutter the office space.

I think you've been given a hard time on this thread; it's not bad at all, you are just hitting the market at an unfortunate time. Maybe add some photos of the nearby stations or neighbourhood to your listing if that would help.

So. I own (and live in) a flat not too far from there (SE23). Basically I think it is a bit over priced.

The area is a bit meh and the transport links aren't as good as neighbouring Crystal Palace or Forest Hill.

No private or shared outside space definitely counts against it in a big way.

As others have said the flat itself itself is well presented but the space it odd. There is a lot of it but it looks cramped. Most of it is in the attic and has areas of restricted headroom. The lower floor living area is small and that kitchen is badly laid out (We have a small kitchen but it is a galley kitchen and had storage and work tops on both sides.)

very very small living room, I would not buy this due to that fact alone

I live not too far away and can understand the £.

A lot of this is going to come down to dressing.

Dulwich (although already posh) is growing to be increasingly hipster.

You're likely to attract young materialists so don't underestimate the impact of a well placed Diptyque candle and some Aesop handwash 😂

Get some hanging plants in that bathroom to bring some life in.

A healthy monstera plant in the living room and a few more prints/mirrors.

When living rooms are small and narrow, it's best to sell them as snugs: cushions, throws, a floor lamp. Could you wall mount the TV and add a low mid century coffee table? OR get rid of the TV stand and move your sideboard to face the sofa with the TV on top. Then you could get the sofa into the corner, freeing up some space to make the dining area more functional. Right now it looks very claustrophobic.

Stick a bedside table next to the bed in your spare room.

In the kitchen I'd paint the tiles matte ochre and add some plants.

It looks like a holiday rental in Blackpool 20+ years ago.

Also that service charge is a bit brutal for what is essentially a converted house. I pay £3000pa in a medium sized purpose built block with two lifts, large shared garden and private car park.

What is it being spent on?

Too expensive. It is not a four bed flat.

Service charge is tasty for the area.

Too much furniture, remove chairs in bedroom (why??) and get some better photos.

Once you've done some renovations / moving around, get fresh photos taken. Check your contract with Foxtons, it might be time to get a new agent. Has anyone suggested an open day? Get lots of (vetted) people in, have glasses of wine available, be on hand with flyers about the neighbourhood ie great bistros and shops.

Some great quick fix ideas on here, most involve moving the tv - good idea to move the arm chairs from the bedroom to the sitting room.

Or - wild idea - rent it out on a two year lease, very strong rental market right now, small equity release for your deposit and use 75% of the rent to cover your new mortgage payments. Just a thought.

Harsh, but some truth in that.

It's always the price, though not knowing the area I wouldn't know what to say.

The 'mountain goat' aspect to it [so many stairs] would be a turn off for many buyers much over say 45 [with half an eye on old age impending] or under 35 [with quite possibly prams and whatnot to think about].

And it's a very particular layout - someone who is prepared to sacrifice a little living space for a lot of bedrooms [or in at least one case a pseudo-bedroom/boxroom].

The leasehold/service charge aspect of it makes it worth multiple tens of thousands less than a place of comparable size with no such issues.

For the right price it'd be very attractive to someone tho as above I don't know nearly know what that price would be.

You have a lovely home but there’s a mismatch between your postcode and the area that the area the flat is listed under. West Dulwich doesn’t have a SE27 postcode and it just comes across like you’re trying to pull a fast one, potential buys know their postcodes. It’s the first thing I noticed and I haven’t lived in Sarf London in nearly 25 years.

I can’t comment on the price because I haven’t lived in the UK since 2000.