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

@tara66 ha ha, you clearly don't know suburban SE London. It is a fairly normal price if a little on the high side for what is it - eg an attic conversion.

TBH I find it quite nice, nothing particularly bad about it.

I hope this comments here will ready you when you do get viewings, because they will be the repetitive ones, ie: 'living room too narrow!' 'slanted ceilings!', 'no outside space', 'no upstairs toilet'

Basically things you can do nothing about.

But as always when people say these things, it is always price related, because at a certain level people put up with things. Most properties don't tick every box and people compromise on things because their budget is limited. That's why you get families living in flats with no outside space.

Nevertheless I guess this type of thing is a tough sale because at this price point people only need to add on a little bit more and they could buy a house, so a flat would have to be quite compelling.

Depends how badly you need to sell but a price cut is the way. The cheapest 3 bed flat in the postcode is at £400k but that had a reduction 3 months ago from £450k, and that one has a garden as well. If buyers aren't finding that appealing at that price then they aren't gonna find yours either.

Yes, that’s good advice. For right move viewers, you are filtering out people who could go up to £425 and for very little gain.You’d also definitely be better selling as a 3 bed with office.

It’s actually Right Move that have the order of the pictures all wrong. Foxtons should be getting on to them to sort this out.

Wow, thanks everyone. Just come back to the thread and I didn't expect to get so many replies! I haven't read them all, but thank you again for taking the time to look and help me. I have a viewing tomorrow so please keep your fingers crossed for me!

Also, move the sofa to under the window. Get rid of the dining table.

How many years are left on the lease?

I used to live in that area. I’d never chose to live on that bend in that street, so much traffic, and opposite an industrial estate. You have to reduce the price

Another one for comparison, here‘s a 2-bed 70sq.m top-floor flat for sale in New Cross for the same price:

https://www.rightmove.co.uk/properties/140895101#/?channel=RES_BUY

It’s on a very busy and polluted road, but internally far more attractive and with a listing that’s been written by the vendors.

Redesign whole place to aim it at young couples who can't afford East Dulwich.

Lease length and price. If the lease has been extended it needs to say as such.

OP, I think that is a very lovely flat, but for four bedrooms the kitchen and living space are very small. I would turn the master bedroom into the living room. It's a pretty straightforward swap of the furniture by the looks of things. The master bedroom is beautiful but it's worth doing for the ease of showing the flat better and those fantastic shelves would look great in a living room also.

To those asking about Foxtons, and about using a local agent. I had it on for several months with a local agent in the area last year, and they didn't even get a single viewing :( Tried another local agent the year before with a similar result.

This time I really do want to sell it which is why I've bought Foxtons in. I had similar reservations to some of you but to be fair to them they're working hard for the money and they have got several people through the door.

Sorry but the shared spaces are tiny (kitchen and living room). Someone who has a filter for 4 bedrooms (or even at least 3) would be put off - if they have two kids say there's so little room for the family to be together, and if they want flatmates again there's just so little shared space. It looks difficult to have people over for dinner, or just hang out comfortably - especially because there's no outdoor space.

Tiny kitchen again. And those awful low ceilings for that price. Extortionate.

It does say - 165 years.

The sole issue here is the price. For the right price, anything will sell.

No en suite, sloping ceilings, small living room. With 3-4 bedrooms you’re looking at families, but families will at least want more spacious indoor space, if not outdoor space. And top floor is off putting for people with small children who have to be carried up. I think the decor is fine, it’s the flat itself.

True - and like a lot of these flats it would have been £200k just 10-15 years ago.

Where do you keep your clothes?

You opened with the worst picture - of a small, cramped bedroom which everyone will assume is the main one.

The master bedroom with the bookshelves looks lovely - this should be your main picture (but ideally retake the photo with the door closed so you can see more bookshelves). It would be a dream bedroom for many.

The second photo should be the attractive exterior, then rationalise the other photos and only have one (good one) of each room.

The kitchen looks old and rather yellowed - not sure if it's cream or just the effect of the lighting. The photo brightness could be adjusted to look better.

The study looks cluttered - retake that photo with only a desk, computer and chair (no bin etc).

The biggest thing though is what you can't change - that it's a 4 bed flat with very little living space. I would call it a 3 bed which might adjust people's expectations slightly, but ultimately the market for this flat is going to be small because families will always want more living space.

As if anyone takes the slightest notice of the owners' rosy-tinged blurb. Fantasy time. (Although given the number of people who seem to think that turning a sofa around, sticking the TV on the wall (so naff) and dotting the place with pot plants will sell the OP's flat after three years... ) Its location, convenience, condition and practicality that buyers focus on. Anyone who buys a property because they like the owner's furniture and style is a mug.

I guess another thing is that with the sloped ceilings the floor size is misleading as the floor below the windows isn't fully useable (without someone banging their head) so in general, it may technically be a 932 sq. ft. 4 bed but feels more like a 2.5 bed 700 sq ft place.

It looks as if there might be a built in wardrobe on the left hand side of the first photo? If so then it should be shown clearly in a photo

Simple things

Flowers or something in the middle of the dining table.

Bedside tables with lamp or something interesting on them next to the double bed picture - don’t have to be expensive, you can get the little round tables ones for as little as £15each from somewhere like b&m which look contemporary.

Some bright contemporary art to inject a bit of colour on the plain walls.

But that puts the living room up a flight of stairs from the kitchen….

Agree with the poster who suggested listing it as a 3bed