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

For me, it's very obvious the photos are taken with a lens that distorts in order to make the rooms look bigger - to me that screams out that the rooms are actually tiny and the photos are trying to hide that. I would always prefer photos taken with a standard lens

Also have you had roof issues? There is a suspiciously damp looking stain on one of the bedroom ceilings.

It is, though. Because op's is only a four bed because the living space is so tiny.

Nobody in actual need of four bedrooms would be willing to compromise on living / kitchen space to that extent. It needs a complete remodel.

I pay £2300 for a block with 4 apartments
NW, apartment (not mine) is currently up for sale for 85k...

It's not very believable - I don't believe 4 people can sit around that dining table. That 4th bedroom is not believable as a bedroom.

I'd try moving the table under the window and just have 3 chairs around it, put a vase of flowers or something decorative on it. I think it would make better use of the natural light, makes it more of a pleasant place to eat or work.

Have the sofa at the other end of the room as you go in. Get rid of tv table, sideboards, etc. Hang the tv on the wall. Potentially move one of the armchairs in. Ideally you'd replace the radiator with a smaller one.

You need to hide the bin and suitcase(?) and what-not in the study .

The placement of the furniture isn’t aesthetically pleasing. There’s nothing wrong with anything but it needs someone with an eye for detail to rearrange the furniture and maybe add a few bits and bobs such as plants and flowers.

I asked what it covered too as the property is not pristine from the outside and the charge is hefty. Although my service charge is £4K (went up 17% this year!) it covers a live in caretaker, buildings insurance and sinking fund contribution, and the buildings and communal gardens are very well kept.

It's probably a flat for a couple rather than a family (lack of living and outdoor space) or sharers.

I would maybe have downstairs as a kitchen & diner, upstairs as a living room, master bedroom, spare bedroom and office.

I agree it doesn't look inviting - I would rearrange this possibly get rid of tv and then get new photos done

@Choux jeez. It is time they were regulated
Mine covers
Gardening - a strip of grass and a tiny private garden. They hack away at it and the grass is destroyed, and turn up far too often
Window cleaning
Buildings insurance
Hoovering the stairs once a week (one flight)

That's about it. They have redecorated the hallway once in 17 years

It looks tiny, all the furniture under the eaves gives it a really cramped feel. The office doesn’t look inviting, it’s like working in a cupboard.

It's expensive, and the service charge is high. I'd be questioning why the service charge is so high when you have no garden and no lift to maintain.

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I'd put a bedroom in the current lounge then move the lounge diner up to the beautiful bedroom.

Yes, this. It's the only way that flat would work for a family, rather than a couple of students.

Hahaa I definitely know it’s not dulwich :p but it is in walking distance of dulwich park (and some other parks) and close enough to west dulwich sooo.. thinking like an estate agent 😂

Lots of sloping ceilings, yes, I know it's a top flat and you have to expect some.....but in every room may put people off.

The bathroom looks bland and soulless....get some articles in there to dress it up and also a bit of colour.

Also, the dining room table looks very cheap and is at a funny diagonal angle in the photo. Looks odd.

Also, I know it's in a good area of Dulwich, but it seems very over priced for the amount of lounge/living area.

Compared to the square footage of all the bedrooms, the lower floor living area is tiny!!

The bedrooms are nice, the bathroom is good (if bland) but the rest of it comes across as a student flat, which for not far short of half a million seems......steep.

Downstairs reception could have dining table in, plus the office space and a sofa bed for guests.

Lounge in the beautiful bedroom upstairs. Two double bedrooms upstairs. Then the boxroom fitted out like a dressing room.

You’ve answered your own question,
it all comes down to the price.

I'd re stage the study as a walk in closet, stage Bedroom 3 as a study instead, and describe it as flex bedroom/ study in the blurb. If your flat was described as 2+ bedrooms it might be more attractive particularly as the sitting room/ dining room is so small.

I'd move your couch under the window and put your wood furniture item where the couch is now. Get a proper TV stand or use the furniture that's currently against the same wall as the couch as a TV stand.

Move your table and chairs out of the corner. It looks as if there is no room for them.

I like the white walls and the eaves, and the bookshelves are to die for. But I think the living room is too small to fit the number of people 3 or 4 bedrooms suggests it could fit.

I can't imagine who would live in it. Four bedrooms should be perfect for a family or a flat share but the living space is far too small and cramped, and no second bathroom or outdoor space.

So it will be for a couple or small family wanting the luxury of additional rooms in a premium location at a relatively affordable price for that location.

I would even go as far as to suggest dressing the living room up as a dining room only. The master bedroom as a living room, then two bedrooms (parents and a single child or guest) and keep the office as is.

I like that idea, @telestrations

Agree with making upstairs bedroom tbr living room. Also thr walk in wardrobe idea is good. But if you don't do that then I would put tv on the wall and get rid of that extra table. It's quite big.

The first thing I checked was the floor plan

Internal space 86.6 square metres

This is absolutely tiny for a 4 bed property!

Even if it is in Dulwich

I do appreciate it's a 3 bedder with a study, even so that's very small

There are no positives to outright lying in the estate agent's details?!
Anyone interested in viewing will know damn well where it is (or isn't).