Why isn’t my flat selling??

[scranonstrangler]

AIBU in thinking my flat should’ve sold months ago??
Had loads of viewings but no offers.

espc.com/property/10-1-chancelot-terrace-trinity-eh6-4st/36274227

I think you’re right, we’re overpriced.

Okay this has been really helpful. Thanks again everyone.

I'd say it's the second bedroom that is putting people off. The description calling it a "generous double" is a straight up lie and setting viewers up to be disappointed if they believe that and just think the photos aren't great or your furniture is badly laid out. What size is that bed in the second room?

The floor plan also shows it as a rectangular room, whereas in the photos it's clearly angled on the wall with the mirror. So your floor plan is lying too.

Yours is nicer than all of those

Maybe you need to go fixed price, sometimes people don’t want to engage a solicitor and note interest if they think they’ll be outbid.

if it is a working fireplace mention it, many tenement flats have had fires capped and are decorative only, some assume unless there’s a wood burner there’s no working flue. My neighbours made a point of open fireplace when they were selling.

it is an odd market in Edinburgh at present some are going within days and others hanging on for ages. I also know of a couple of sellers who’ve had buyers pull out then they had to relist which I thought was unusual for Scotland

just to do the £/m2 using @Chesticles excellent examples

3bed £295 = £3642/m2
2bed £255 = £3228/m2
3bed £300 = £ 3659/m2

The average is therefore £3510/m2
Your property OP is 68m2
68 x £3510 = £238,680

So I agree your property is overpriced just by looking at areas and without concideration of location, parking, garden, property style etc as others have commented on.

@ratspeaker ive noticed a lot of properties being relisted recently. I often do a search at the end of the week on properties added in the last 7 days and there’s been more than normal coming back as “new listing” that have been on before.

You only need to remove “offers over”. I’d expect offers around 250-260 for a 285k property, unless it’s particularly competitive.

Isn't Scotland always offers over?

Not always it tends to be though especially Edinburgh. After it’s been on the market a while it’s not unusual to drop to a fixed price.

Not in Scotland! You’d expect at least 10% over in Edinburgh. It’s a sealed bids on a closing date system.

It's gorgeous and Trinity is a decent area.
Only thing is, I really hate that particular estate agent! Have used them before.

Communal gardens are very normal in Edinburgh, as is no parking!

It's Edinburgh. A completely different market to Scotland as a whole.

The flat is lovely and spacious but the floors are a little dated. I absolutely love your kitchen. What have similar properties in the area sold for?

I would prefer a larger kitchen to the narrow 2nd bedroom.

This seems like a one bed, with the kitchen moved to make it two.

When we've looked we've discounted your kitchen/room arrangement ( even when renting),

Is a bedroom door opening to a communal garden normal?

@JimHalpertsWife

That's a new one for me, and I've lived here for years! I've seen a communal garden off a living room though.

Maybe swap the living room and bedroom?

Yes loads of GF flats have this.

@scranonstrangler
bit of a detail here but

What the stain and finishing coat on your floorboards as they look amazing and It’s exactly what I’m looking for.

I actually think there may be something in this for the purposes of selling the flat. The bay window living room is gorgeous, but could make an absolutely stunning master bedroom. The main bedroom is then a decent size living room and the french doors onto the communal garden are far more of an asset when there are not the same bedroom security/privacy concerns. You could stage the bit outside the french doors with outdoor dining furniture.

It is a beautiful flat and as other have said the lack of parking and shared garden is absolutely standard for an Edinburgh tenement. You need to make the access to the shared garden a unique selling point, not a concern.

Its a small point, but I think I would remove the pulley for viewings.

yes, its a great thing to have and very practical. I totally see why you've done it ( I wouldn't be without my pulley). But for viewers coming to the flat its one of the first things they see as they step through the front door. It'ss an unusual place for a pulley ( in a public area) it immediately screams lack of space...

Its a lovely flat. The kitchen and bathroom are beautifully done, and the living room is gorgeous. A working fireplace is a lovely feature and should be highlighted. Can you dress it with a coal scuttle and some low emission coal/peat briquettes?

Communal back court, internal kitchen etc are not the problem - you're getting lots of viewers. Edinburgh buyers are very familiar with both these things. As a PP said, its something they see when they get there that isn't justifying an offer which might just be price.

Have you had any notes of interest ?

Good luck OP

Just to add that a shared garden and no designated parking is standard for Edinburgh tenements, but the specifics of this location are less standard:

• French doors from the ground floor flats to a shared garden is not that common - lots of tenements would have a shared passage and back door for all the flats, with no individual private access. Your set-up isn't necessarily a disadvantage actually. Direct access to the garden would be a big selling point for me if, like a pp suggested, this was off the living space not the bedroom.
• No designated parking is typical in Edinburgh, but the degree of congestion and traffic on Ferry road and the limited other residential streets to park on is likely to make parking very tricky and stressful - especially compared to the other similar tenements that pp have shared. I think that is likely to be a harder sell for a lot of people.