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

Can you advertise as a 3 bed so viewers ( comparing with other 3 beds) think 'ooh it's got an extra room- bonus' rather than comparing to other 4 beds and thinking ' it's not really a 4 bed though is it? I'll go with another option'....

I think it looks lovely. Presentation is good - a bunch of flowers is not going to rustle up a buyer.

Living room space is a bit disappointing. I guess you know if its a bit overpriced

Agree re. Mismatch on number of bedrooms. If people are filtering for three beds they will miss it. Also an upper floor flat is not very family friendly so not sure there is a big market for it. Is there any garden access, what does service charge cover?

My thoughts are similar to most others, I’d make the master bedroom into the lounge, then make the lounge into a dining room, add some plants or wooden chopping boards to the kitchen to soften it a bit and modernise it as I think it’s a bit basic looking atm.
if the office would take a single bed maybe put one in there and put the desk into the lounge (dining room) where the table currently is.
clear the weeds away from the drive (even though I think this is the neighbours) and get the listing photo to be the outside of the building- I never understand why agents put the least inspiring photo first-the frontage is nice and the master bedroom stunning, so why not use them?

Lovely area, I used to live close by in West Norwood and would move back to the area if I could. Personally I think it’s over priced, most people looking for 3/4. bedroomed
property would rather go for a freehold.
Also, for me parking is a must, and I couldn’t see if there is off road availability.

I'd wonder about storage. I can't see any wardrobe space for example.

No, I said the flat had had a 40k reduction so far, that is PropertyLog saying that not me, read the post before replying please.

the floor plan is very blurred. Your estate agent is not very honest in the description. It’s not moments away from the stations mentioned. If I saw that I would wonder what else they are exaggerating.

How much should it be priced at in your opinion?

It would be a really good option for a couple where both wfh- which is much more common these days. That leaves you with a beautiful big master bedroom and a decent spare room too.

Don’t start painting any statement walls like pp suggested, it being quite neutral is a selling point.

For me, the kitchen and living room is still much too small- and that would have been the case even as a single person too. But, obviously you can’t really change that. What encouraged you to buy it in the first place?

as ever, if it doesn’t sell, it’s too expensive.

Yes but due to house prices in London the millions of people who live in flats find it normal.

Is it normal to have service charges & interest rates that aren’t that high but with the cost of housing which is high making repayments very high?

Yes the particulars seem unsure as to whether it is 3 or 4 beds. That needs to be sorted.

Living room is small, get rid of table & chairs and sideboard and put in another sofa where sideboard is. 3 bedrooms says family but it’s not really a family property ( tho never lived in London so what do I know)
Market is quite stagnant atm. I’m on RightMove daily and there hasn’t been a new house in my target area and price bracket since mid October.

It would be a really good option for a couple where both wfh- which is much more common these days. That leaves you with a beautiful big master bedroom and a decent spare room too.

But isn’t the point a couple wfh have much more flexibility where they can live now

I think there is a real configuration problem there.

You could maybe try to reconfigure into a 2 bed luxury flat.

The living room is poor. You could maybe smash out the window and replace with doors and a juliet balcony to get more light and impression of space.

It's not clear where the second toilet (which is desperately needed) would go.

Ideally I think you would want the living room upstairs where there is more space as many have suggested. But then you have a trek from the kitchen to the living room with plates of food and the windows on the top floor aren't the best for a living room. It would probably always feel pokey with the slanted ceilings.

It's just going to be hard and expensive to reconfigure that place into somewhere that would fetch top dollar.

And as 3 and 4 bedroom it wouldn't work for a lot of people because of the tiny kitchen and limited lounge/living space and one toilet (that is doubly bad because it is in the bathroom).

I think to reconfigure to say 2 bed luxury you are looking at big spend which is unwise in a falling market and when trades are difficult to get.

I would probably just stick with the 3/4 bed option and cut the price. It shows last reduced Oct 26, so I assume you have had little interest since the last price cut.

You have had some helpful comments, and some not so helpful as usual.

There are certain things that you can do and others that you're stuck with like no outside space.

Definitely get it relisted as a 3 bedroom flat with study.

You know that your sitting room is small and the current layout is making it even smaller. Get the TV wall mounted and take away the dining table and do a swap for a folding one against the wall.

Really look at what your local market is offering in terms of 3 bedroom flats and the square footage and compare your pricing against those. Foxtons are sharks at the best of times.

You may just need to wait then for the right buyer as the space is limited. For instance I had a 2 bedroom flat in Earlsfield at 85sq mtrs and all rooms with large and it had a 40ft private garden. Your sq footage is only slightly more with 4 bedrooms - accepting that realistically one is only a box room.

Good luck.

Please do this:

1. get rid of the table under the TV and swap it for the bench/next to the sofa
2. push the dining table against wall
3. In the office, push the table over and back, I know it’s supposed to look like it’s floating in the middle of the floor but it doesn’t - it makes the room look small
4. the small 3rd bedroom, you should change the orientation of the bed, and put the side table in the living room next to the bed on the door side to make the room look bigger: also push the bed right back to the wall
5. are you certain you need a study?
6. Ideally you should swap the master and the living room. Don’t worry about the living room being “upstairs”, people in townhouses manage!

Generally in a townhouse you have the living room and kitchen on the same floor. Or you have a big kitchen that can take a dining table.

Very few houses are designed where you have to carry food upstairs from the kitchen to the living space. For pretty obvious reasons.

"interest rates that aren’t that high but with the cost of housing which is high making repayments very high?"

Exactly, sensible buyers are now waiting for price falls so they are carrying less debt in future in case there are more inflation shocks and interest rate hikes.

OP, I suspect your market is young professionals sharing, first time buyers.

The market is slow. Are in a hurry to sell?

Especially when there is no outside space that can be used by a family.

OP--It just looks small and in need of storage. No clothing storage in big bedroom or in the "study" from what I could see. The living room/dining area looks cramped. It really looks more like a place to house 2 people.

If you really can’t swap lounge and best bedroom around, I would convert the office into a second bathroom.

That way you will appeal to landlords who might rent it out to three sharers who won’t care so much about small lounge.

I wouldn’t buy a four bed property with one loo.

Agree with putting tv on the wall to make lounge appear bigger.

I know the area quite well. It’s not horribly overpriced until you factor in the service fees, then it becomes a little difficult to swallow.

Honestly, I think the front of it just makes it looks like an unloved drug den. It’s an awful photo.

Lots of bedrooms and v. Little living space is the other issue and if it is four bed (which the estate agent is claiming) there’s not really enough bathroom…

Master bedroom is beautiful.

But it always come down to price. Reduce the price and offers always come

I think you're struggling because it's really only a flat for a single person or a couple and it's quite expensive for an awkward space with no garden. All the rooms are quite small and the photos aren't helping.

The photos make it look like you've got 2 box rooms as bedrooms and the main bedroom has reduced headheight, which would put off a lot of people. People looking for 3-4 bedrooms are often families or looking to start families and this just isn't suitable for that. The photos of the lounge aren't living up to the 'elegant space to dine' description. Perhaps consider dressing the space to show what could be done (lay the table for an elegant dinner), put a vase of flowers on the dresser, re-arrange the furniture to show the room in a better light etc.

The photos do not show this flat well. It could be presented and photographed better which should help.