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

Nice flat OP. Not sure if it has been mentioned, but people rarely look for a 4 bedroom flat. When i was looking, i set my criteria for 2-3 bedrooms and never looked at 4 beds. Marketing it as a 3 bed would potentially get you more people viewing it, as as the moment you might not even pop up in their search.

Totally agree, we used to call it the ‘Hero Image’, when I was working in travel, you always put your best image 1st, usually one of the pool etc. A bedroom first is very poor on the part of the Estate Agent and can be fixed in about 10 seconds if they log into their system and click a few boxes.

That said, there is no kerb appeal on the exterior shot at all.

It’s a nice flat, don’t know the area, the thought that struck me was not enough bathrooms for sharers or lodgers and not very convenient if you have young children because of the stairs, and no outside space. So your target demographic is people with slightly older children which I suppose limits the interest.

I normally read through all the comments but not had time. I think it looks nice but I'd:

Swap rooms so that your large bedroom with the book shelves becomes the living room and what you currently have as a Reception room would become the dining room or bedroom.

You should have the house front/exterior as the first photo and then the large bedroom (potentially living room) as pic 2.

Good luck!

At that price it won’t be appearing at the top of the search on Rightmove.
it needs a 5% reduction to make a different or try an asking price of 399,995 or thereabouts.
Also agree about photos and lack of colour in rooms - they are not helping at all.

OK, as an (about to be) first time buyer, albeit one that cannot actually afford to buy anywhere in London where we now live....what's so bad about Foxtons? I know they have a reputation, but in my limited dealing with agents when looking for a place to rent very few of them seemed useful or professional and I begrudge having to reinvolve myself with them as a necessity for an enormous and terrifying purchase. Are they really that much worse?

Although smaller, this one in SE19 looks more liveable:

https://www.rightmove.co.uk/properties/133054919#/?channel=RES_BUY

How on earth is this lying? You can walk to several parks, including dulwich park. The whole nearby dulwich area (and by that I don’t just mean the village) is very green - you have belair park, the golf course, Sydenham Hill etc. And I don’t know the postcodes exaclty but it looks in walking distance to west dulwich station.

Young buyers aren’t idiots. They know they can’t afford dulwich “proper” and buy in nice enough areas around it. The advantage over this area compared to somewhere like clapton or Hackney Homerton etc is quite literally the green space (and flat space for that matter).

I have to say, also, as a couple that are hybrid working, I would love to have an office of my own and not take up half our living room table, so there is some value in box rooms for people. (The people who had our flat before us used what's now DH's office as a nursery.)

That's right near a very busy road and two high schools, which may or may not be a bad thing for some.

That has had an even bigger price cut, 50k this time, but looks more liveable yes.

It is a lovely flat OP, good area. Just to add my MIL's house, lovely place, v desirable area, good price, it has been on for nearly a year, 2 agents only three serious viewings. And those people - none were under offer/in a good position. Things are really really slow in the housing market.

My view as well. I love the book shelves. Any chance you could change the living room rad for a tall slim one and mount the TV on the wall? The present layout says to me there’s no place really to put the TV. I’d also add a bit more colour eg flowers, fruit bowl.

The price is obviously wrong for the present market it looks like?

I think these might be the previous sales values - am not sure property has gone up almost 50% in the last decade unless seriously renovated and upgraded. So I imagine it's a bit on the high side.

Flat
£295,000
4 Oct 2013
Leasehold
£220,000
20 Oct 2010
Leasehold
£155,000
22 Jun 2009
Leasehold

Ask the agent to change the guest picture, I wouldn't look at your property if that was the first picture. Lounge also looks small so try rearranging the furniture.

First not guest *

It looks out of proportion to me. The master bedroom looks larger than the living room. Two bedrooms look decent size but 2 look tiny. The place lacks colour and looks clinical for a home. No pictures/photos, no plants inside and no garden. I think it's expensive for 2 bedrooms and 2 tiny rooms with no garden.

And the EPC is low so it will cost a lot to keep it warm.

Not read through all the comments, so apologies if repeating anyone else’s thoughts - but my query is - where’s the storage? Hard to tell from photos but do the bedrooms have wardrobes?

Hi @ratemyflatplease
Im thinking that some of the photos need retaking - at better angles and after having dressed the flat slightly differently. Having that dark blue bed sham in your face on photo 1, that for me is off putting. It’s not even the main bedroom.
It doesn’t look welcoming. Also, the bed looks strangely positioned. I would try turning it perhaps so bed yea don back wall not under window.

To make the living lounge/diner appear larger and a less cluttered, I would pop the TV up on the wall and get rid of the wires and tv unit. That’s all my eyes are drawn to. The 2nd lounge photo isn’t the best - the dining table set up looks a bit in your face.

Overall, I would remove things off the floors (as in study photo) to maximise illusion of space and remove some furniture in main bedroom (you don’t need 2 armchairs taking up all that space).
Then I would dress the rooms to make them more inviting - little pop of colour with a hand towel folded neatly in bathroom etc.

Find some really lovely interiors that are welcoming in large houses on Rightmove (ones that are beautifully dressed) and take ideas from those. You don’t need to spend a lot. Just nab a few ideas. Definitely change that very blokey looking blue duvet in spare room. It’s cold.
Also, seems pricey but I don’t live in London so not sure prices in that area.

Finally, in an ideal world, I would have changed the master bedroom into your living space.

As many have said the layout is really off putting. Enough beds for 6 but only two can sit in the living room......

I would guess it was originally designed as a kitchen dinner on one floor, living room on second and a couple of beds, but moved around to try to pretend it is a 3 bed when it really isn't.

I think you need to put it back to being a really nice 2 bed and study.

Definitely this, it was my first thought. The biggest bedroom would be a much nicer sitting room, and the narrow room off the kitchen would be a lovely dining room.

OP I’m in a HA flat and I’ve been on the housing exchange for ages, people don’t seem to be interested in flats now. I really like yours though, I’d have it!

A few things:
Change yiur estate agent
Market it as ideal for hybrid working with discrete office space
Change your estate agent
Big up closeness of stations
Change yiur estate agent
It's a 2/3 bedroom flat
The smallest bed could be changed to a 2nd bathroom, the small 3rd shoukd become a study.
The sitting room: Rearrange the sofa so it faces the window with TV in front of the window and put a large mirror on one of the narrow walls. This divides it better into living and dining areas and takes away the feeling of a corridor.
Change yiur estate agent
Maximise feeling of space by putting some unnecessary furniture into storage.