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

It’s hard to imagine who the market for this flat is… the living space is too small for even a couple to comfortably share, so you’re talking a flat for a single person, and then why so many bedrooms. If I was solo I’d be buying a 1-2 bed with nicer living space if it was me. Was thinking could be a rental / have a lodger given the bedrooms but same issue with lack of communal living space will apply. It’s also really eavsy which is an instant no go for me. Feels too claustrophobic. Can I ask what made YOU buy it?? It might help narrow down who we think target market would be. Saving grace is the ££ for west dulwich is low, but then I realised it’s pushing it to say dulwich, really you’re Gipsy Hill which is less desirable and right on the south circular.

So main issue is = too small for family /larger group, not a desirable use of the square footage for a couple/solo person.

Given there’s no way a family is buying that - I’d be thinking how to make appealing to a single young professional; how about making the box room a walk in wardrobe? And then have bigger study space ?

If there are more than 2 people sharing then it has to be registered as an HMO and meet certain standards.

I can't imagine it appealing to 4 renters with only one bathroom.

Absolutely agree that it works best as a 2 bed for a couple with no kids. Any more than that and you would need another bathroom and a lot more living space.

I think if you invested a few thousand in furniture and paint you would make it back on the sale. Biggest focus is the living room. You need very clever furniture and storage there. Probably a small L shape sofa under the window, a more attractive table and chairs and some plants, rugs etc. Also I would make the office space more cute so that people can imagine enjoying working there.

On Fiverr there are a lot of people who do “design my home with ikea products”. IMHO it’s worth paying one of them like £200 to figure out the best ways to decorate those two rooms to make it look like a desirable chic flat. I would go towards boho style as those are people who like quirky spaces, eaves etc.

Small living room and one bathroom only.

Also possibly controversial but: my flat has similar issues, with a relatively small and thin living room and dining space but 4 bedrooms. The TV was eating living room space. My solution was to move it out from the living room and to turn one of the bedrooms into a TV den. I made the den really cosy with rugs and a nice light fitting and now everyone likes that room best in the whole house!

I would consider doing the same here. Put the TV and a compact sofa bed in the smallest of your current upstairs bedrooms and make it into a snug/den. That way you don’t lose a potential guest room but you really open up the space in your current living room, which would have a table for 4 and a comfy sofa and coffee table to have a glass of wine with your friends before or after the meal.

The best room is the bathroom . It feels like a rental place , soulless , issues for me , leasehold high service charges , small ' galley ' lounge with all the furniture in a line against the back wall making it look cramped , kitchen looks tired and lastly I hate eves in rooms .

consider putting it on as a 3-bed (it was before but again got no interest).

OP: I'm super curious, when you bought this flat, or someone last bought it anyway, how was it sold? How many viewings or bids did it get then? Was it sold as a 4 bed previously?

The past prices for units in that building were hugely much lower.

The issue with marketing it as a two bed is there are probably a lot of better laid out and designed two beds at that price point or a bit lower.

Yes you get more space but there is not a lot you can do to remodel it. I initially had an idea that the living room could be moved upstairs and the downstairs rooms combined to make a larger kitchen diner. However that was scuppered by the fact the stairs sit between those two rooms.

Are the diving walls upstairs load bearing? If not, perhaps two of the bedrooms could be combined to make a big master bedroom or large living room.

The annual service charge might put me off. Also how long is the leasehold?

I would say that’s a 2 bed, with living room, dining room, kitchen, bathroom and study.

Knock wall between bedroom 2 and 3 to make a nicer double room that could even have small en suite; that way it’s an attractive 2 bed + study rather than lots of bitty cramped rooms ?

To those suggesting to knock wall between bedrooms 2 and 3 - I don't think the size of the bedrooms is an issue (1 and 2 are a very decent size for master and 2nd bedroom, 3 is ok as a guest room) - the problem is the living room. You absolutely need a table to seat minimally 4 (ideally expandable to 6) in there, for the normal needs of a couple who have a social life, but then you barely have space for a TV area too. I really think you should get a professional designer to work on the use of space.

I agree the problem is always going to be that tiny living space - which as you say, could at least be better presented with some clever staging, removing all clutter and a paint job. However this really is never going to house more than 2 people so you’re better off making the bedroom floor more attractive, I disagree that they’re a good size given the eaves so I would personally knock through or at least turn one of those bedrooms into a dressing room or a nice en suite for the master room.

The other critical issue which has nothing to do with the flat lay out itself is that you seem to have over paid for it / be asking too much when you compare it to sold prices for the same area and size on rightmove. It’s really pushing it to say West dulwich, it’s Gipsy Hill/ West Norwood which everyone who knows this area will tell you is a very different prospect.

I appreciate if you’re trying to sell you may not be in a position to make the changes being suggested - so it will just come down to a price reduction if selling fast is the priority

I used to live not far from there. The price is reasonable and it's a nice flat but the photos are really bad. They don't do it justice at all. You need a full size wide angle shots of rooms not half and half.

When we sold our house, which was almost the same SQ footage as yours (so quite compact for a house), we used a very innovative and disruptive estate agent that brought along a professional photographer with a proper camera who spent ages moving furniture and ornaments around to get the perfect shot. The result was amazing!! Sold within a matter of days. Foxtons and all the rest are really lazy with how the take photos, probably using a phone. We had neighbours selling at same time with the big high street agencies and their photos were basic and they sat on the market a lot longer!

Also the street view pin needs to be moved so it's directly outside your house. At the moment it's focusing on a not so nice looking housing estate. In person I'm sure it would look better but it might put people off a bit. The end where the flat is looks delightful so that's where the pin needs to be.

I think it’s a lovely flat. Your master bedroom with the bookcases is beautiful. Personally, I would switch the living room and the second bedroom so that you have a bigger living space and a smaller bedroom. I think it’s completely normal to have a third bedroom that’s small and used as an office, most older properties have a small bedroom. I don’t think there would be any benefit to changing that room to be set up as a tiny bedroom since most people would probably use the room the same way you are anyway.

Only 160 something years

It looks lovely and the master is great but personally I wouldn't buy somewhere with sloping ceilings and for me the real deal breaker is only roof lights in the bedrooms - it means you cant sleep with the windows open without daylight coming in which is a deal breaker for me and unfortunately not something you can change.

Reception too small for three beds, dress that room as a bedroom or office & large bedroom upstairs as living room.

London pricing is crazy.

sorry just shocked. For 50k more I got a detached 5 bedroom with a couple of acres of land ! Crazy for a flat.

Yes .... but. Are you within walking distance of three train stations, multiple bus stops, some of which will have 24 hour buses from central London and easy access of all the employment and entertainment opportunities a major world city has to offer?

I suspect not.

People buying in London value those things more than two acres of land and there are a lot of people who want to buy in London.

And you live where?

I live in London. I have no doubt my ordinary house could buy me a mansion in some parts of the country. I don't live here for the house. I live here for the facilities , opportunities, public transport etc. I have no desire to live in the arse end of no where in a big house.

Well exacly - I don't need a five bedroom house - I can only be in one room at any one time.