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

That’s what I thought!

I agree about the living and bedroom space being mis-matched, and the photos being an odd order.

I really think if you could make the biggest bedroom the living room that might make a huge difference.

I think it's really nice @ratemyflatplease and done out ok- quite neutral and that's usually what's recommended to sell. The armchairs mean it still seems cosy even though it's not in warm colours.

It seems expensive to me, but I''m not a Londoner so don't know how much the areas usually go for.

If you're advertising as a four bed then maybe do the other room out as a bedroom so people can see it?

It's clearly a 4 bed flat.
Some things, I think would help - some of which already mentioned.

Living room

1. Reorganize the furniture. At the mo you've got the dinner table pushed against a wall which gives the impression there isn't enough space for it.

Similarly only having the sofa makes it look like there's not enough room for a 3 piece or corner sofa.
I'm not sure there's quite enough space to split the room visual but there may be. Perhaps get a bench seat right against the window wall and put the table in front of it, maybe with 2 chairs, 1 at either side.

Then if there is room, the sofa could stand in front of that to separate the room into sections.
There may not be sufficient room for this though.

1. Take one of the chairs at least from the bedroom and put them in the living room. Either leave one or get a replacement for the bedroom (which is beautiful)

1. Move the TV. Even if it's only for viewings/photos. Put that into a corner and not on that stand unless you can cover it. It's a bit utilitarian.

If there isn't room for putting the couch across the room then put it in front of the (unbeautiful and overpowering) radiator. Again even if it's only for viewings.

1. Shelves on the wall with plants etc.
2. Pictures on wall

Other
The rooms are quite soulless. The room with the books and the room with the picture on the wall are a bit better (books room is ace).

1. Pictures on the wall in warm colours would be good.

1. Simple, effective and cheap is plants. A fair number (but not too many!). In all the rooms including bathroom and kitchen. Again this will warm it up and make it a bit more homely without stamping your personality all over it.

1. Find cheap but bit more statement bedding and just put on for viewings. Dress the beds for viewings. Again warm colours and maybe patterned. Pillows and cushions to dress.

Finally. There isn't a picture of the hall. Could you put the dining table there? - suspect not but thought would mention.

Basically the living room looks smaller than it is because of its long thin shape and the other rooms look a bit cold and unhomely.
Bathroom only needs a plant. The books bedroom is pretty perfect as it is.

How ask that helps. It's a nice flat and you've kept it beautifully.

Because it’s 2 beds and a box room? The floor plan that shows the decent sized room broken up would put me off.

plus needs more colour or style. Very drab and uninviting at mo.

I'm just wondering who you are marketing this to. I'm guessing young professionals as there's several mentions of the train stations nearby. Though I'm not sure what 'moments away' actually means.

But will flat sharers really be happy with only 1 bathroom /toilet?

If this is aimed at a couple, maybe with a young child (which I think 1 bathroom suits better) perhaps you could say what the local schools are like e.g. "within catchment of several outstanding schools", or if there are childcare options nearby.

Good luck, I think your flat is lovely.

The OP has already dropped their price by 40k.

I mean Im from the north so that money for a flat seems insane but inability to comment on cost I would say things I find strange off putting: (number is photo)

1. picture one, is that bed against the wall? it looks like an awkward sloped roof not suitable for putting a bed under

2. its OK

3. As a dyslexic non reader I just think 'who needs bookcases instead of wardrobes'.

4. This living room/dining room looks TINY, more like a hall way once furniture is in

5. same as above

6. the chairs facing the bed makes it look like you invite people to watch... it looked really creepy at first look. Also I think who has multiple chairs in a bedroom and it reminds me theres virtually no living room space.

7. same as 3

8. same as 3

9. looks like a tiny room with no space for furniture, thats due to the double bed and it would probably be a fine kids room but photo doesn't show that potential

10. same as 4

11. acceptible office space, looks cold and unwelcoming to sit in all day though

12. kitchen is meh, dated and small, oven looks grubby in photo and the dirty white colour doesn't help

13. Bathroom is unnecessarily MASSIVE... this once again stands to highlight how small the living room is. Feels like a terrible use of space.

There's nothing that would make me buy this house, not to be rude but it lacks ANY personality or selling point except the bookcase wall and that just wouldn't appeal to me (or most people I know).

Your main problem is that anyone filtering for 4 beds are going to instantly dismiss your flat and many people won't be seeing it if they've set 3 beds as their max.

Living/kitchen space is very small. Not much you can do but rearrange those spaces to make them seem bigger.

It gives off a student rental vibe.

Leasehold flats aren't selling much.

1st picture isn't of the outside. I always skip those as it suggests there's something wrong with outside.

I said this a few yrs ago but with hybrid working & high entry prices plus high costs to move why bother with the flat stage if you’re an older FTB who wants to end up in a house? Flats have stagnated in price now as well in many parts of London. I also read more FTBs then ever left London this yr to buy that’s a big chunk of the market.

I think it looks very nice.

What does the estate agent say about how attractive it is?

I don't think the price is excessive and the outside looks absolutely fine.

Maybe talk to your agent for advice. Or talk to another agent?
Wonder if lack of en suite/single bathroom and toilet is a sticking point?

I'm not from London, but isn't a 4 bed flat a bit of a niche market?

Agree with pp saying the living space is small for the number of bedrooms, and it's seems more like a 3 bed with a study anyway as currently marketed.

It would be a bit of a pain, but I wonder if you could redo the study as a single bedroom, then one of the bigger bedrooms as a second living space. Then remarket as a 3 bed?

"You should carefully think about who might buy it"

..and think about their average salary and run this through a mortgage calculator to see what the monthly payments would be, you need to price it so people can afford the monthly payments. Moving things about, "staging", changing photos etc. will have no effect compared to pricing correctly.

The lounge is too narrow, I think bedrooms 2 & 3 should be one room. The lounge would be better placed a a dining room, but that would mean you'd loose bedrooms.

I haven’t read other comments on purpose so this is just my opinion!

Firstly, it’s really annoying when properties are advertised as 4 bedrooms when the 4th space isn’t suitable or big enough as a bedroom. If you’ve got 3 beds and a study, then advertise it as so.

The living space appears to be tiny in comparison to the bedroom space. I can’t imagine having the room for everyone to sit in the shared living areas and having to put the TV almost in the middle of the room with the radiator behind it would put me off. You also have a socket cover or something which is either damaged or hanging off in the picture.

The kitchen is fine, but having things on top of the cupboards suggests there’s a lack of storage space.

Bathroom is lovely.

The bedroom with just the double bed in it - is that all you can fit? Where would the storage be for this room if it only fits a bed?

2.4k service charge is ££££

Assuming you're trying to sell as a family home, as students/shared occupancy would typically rent.
For me it's the one, tiny reception room thats both the lounge and dining room. The table is tiny to squash 4 people around, and there's only enough lounge seating for 2.
Your bathroom is virtually the same size as your living space. There's nothing "family" about it, no space to spend any time together.

Bedrooms 2 and 3 are decent, but the room you use as an office isn't big enough for anything but a single bed and possibly a wardrobe with it. It would make a pretty miserable bedroom even for a kid whose only ever in there to sleep, there's just no room for any of your stuff.

Honestly, i'd make the one reception into just a dining room, and the biggest "bedroom" into a new lounge. Even then there's restriction to space usage because of the reduced height ceiling. Market as a 3 bed max, maybe even a 2 bed and office/walk in wardrobe type room.

It's just not family friendly, even at half the price i wouldn't buy it.

Current living room is a depressing place and would put me off.

Do as others say and move the living room to the bright, big upstairs room. Turn the room opposite the kitchen into a bedroom/study. Turn the current office into a kids room with kid size furniture.

Staging is what you need as a previous poster said.

The outside looks really scruffy and unloved. Weed the little driveway and remove the weeds growing up agains the wall at the front of the property. Get rid of the bin bags that are piled in the corner in the driveway.
The kitchen looks a bit grubby. The cooker front needs a really good clean and polish. The cooker hood filters are thick with grease and need a cleaning. Bleach the grout on the tiles to get them clean. There is a stain running down the front of the cupboard and drawer front under the sink. Also the cupboard door to the left of the washing machine is obviously loose as it is not in line with the others. Move all the stuff from the tops of the cupboards, this just highlights a lack of storage space to potential buyers. Put away your toaster, chopping boards, knives etc. Make sure the worktops are clean and clear. A grubby kitchen would be an instant no from me.
In the living room, move the table and chairs to the front of the window, flip the sofa round so it is hiding the big radiator and the ledge that is underneath it. Get a low, slim tv media unit for the opposite wall and put the tv one there. Move the sideboard to the other end of the room and dress it with flowers and a lamp.
Get rid of the wrinkled blue duvet cover in the bedroom and replace with a lovely white crisp one. Iron it and tuck it in so its really smooth. Dress with a nice textured throw and cushions to match.

I had the same thought.

3-4 beds often means, family or sharers.

And the living room is too small for a family, and the lack of bathrooms makes it too small for sharers.

The remaining market it could work for is a couple who want a bedroom, two offices (so, working from home) and a spare room.

The price is actually decent for the area (my similar Sq M flat a few miles away sold for £700K - but I only had two bedrooms, and so each room was a little larger).

I also think that posting it as West Dulwich is a bit of a stretch, I'd consider it Gypsy Hill, and I wonder if people feel duped by the listing saying West Dulwich.

Yep, the council tax, service charge and monthly mortgage payment are unaffordable for a lot of people now, the price needs to come down further, I would start at 400k.

Unless you have a freakishly wide bedroom door 😆 there's no better way to advertise that photos are stretching the already limited space than making your doors look 6ft wide.

Living space is obviously always going to be an issue. Switch to vertical radiator? Mount TV, as many others have mentioned, it looks daft perched there. Would an L-shaped sofa down under the window at least give a bit more seating and make it look less like an alley?

It's a really nice flat and nicely laid out, doesn't look cluttered.....so I don't know OP. Possibly like PP suggested, maybe put a single bed in the smallest room so people can visualise it's a bedroom.

I think listing is a bit confused about whether it’s actually a 3 or 4 bed property.

I also personally wouldn’t consider a 4 bed property that only has 1 toilet.