AIBU to wonder why our fairly priced new-build house is not selling?

[Housesellinghelp]

We have a 5 year old ‘new build’ is a very mumsnet ‘naice’ area in the catchment area for some of the best state schools in the UK. A big 4 bed with four bathrooms, decorated very neutral and fairly high end - it’s definitely a nicer than usual new build. Garden isn’t overlooked, triple driveway, neighbours are staggered so not cramped. Three large doubles and a single bedroom (that could get in a double at a push).

We had our house valued by 3 separate agents. All valued the house between £675-£700k. We listed at £675 as we’d like a fairly fast sale. That was 8 weeks ago. 4 weeks ago we reduced to £649k as we’d had 8 viewings and no offers, and we’ve since had a further 2 viewings but that’s it.

I’ve looked at houses for sale in the area and also houses that have recently sold. We aren’t priced above what seems average. We had our house for sale a couple of years ago very briefly and received an offer for £690k but we changed our minds and pulled out of the sale.

The estate agents have no feedback for us either. They say nobody looks around and criticises anything. The only after viewing feedback we’ve had is that a couple of viewers wanted something a bit bigger/a 5 bed.

Any ideas as to why the house isn’t selling?!

To get proper feedback here you'd really need to post a link to the listing. Since you don't want to (totally up to you), the main person you need to be asking your original question is your estate agent – why do they think it's not selling?

I understand why you don't want to post a link on here, because there are always posters who claim it's not selling because the tablecloth is wrong, or there are wrinkles in the duvet cover, or you need posh soap in the bathroom. Genuinely, though, people can give neutral and useful advice, if you just tune out the silly comments!

I don’t think it’s been on the market long enough. I wouldn’t have dropped the price yet. A lot of people are unnerved by what’s going on and the potential for escalation - also the banks are unsettled. Unfortunately bad timing @Housesellinghelp

I would never buy a new build, sorry. The constant horror stories of them. Plus the economy right now is not good, mortgage prices etc.

I imagine in part due to Iran war and mortgages.

My relative has a beautifully presented new build that hasn’t had a single viewing in 9 months , she’s kept lowering the price but still nothing. I think new builds tend to be hard to sell (at least in our area) because there are SO many near identical properties to choose from , and constantly new ones being built where they can choose which kitchen surfaces they want etc etc .

Well it is, and it isn't. In some markets, lack of a buyer doesn't necessarily mean the house was over-valued. If the market is reasonably buoyant and you aren't getting viewings, or lots of viewings but no offers or only low offers, it will absolutely be because the price is too high and doesn't seem attractive compared to other similar houses.

But in a very flat market where global or domestic factors mean that buyer confidence is low (which is what's happening now) the house may not be overpriced compared to other comparable houses, it's just that no-one is buying anything. Obviously, eventually this will start a domino effect of buyers dropping their prices, but I think that's been the case now since the Truss mortgage rate debacle, it's not as if this flattened market is a very sudden thing, so that was probably factored in in the agent's valuation anyway.

If you are desperate to sell then of course if you drop the price low enough then eventually someone will bite. But that doesn't mean the house wasn't worth what it was originally on for. If the market suddenly picked up and became active again (if not exactly buoyant and a seller's market) then it would likely sell at or around the price it was valued at.

If you can't afford to drop the price too much more (and given the house is only five years old I'm guessing you can't, because there would have been a new build premium built into the price and you'd have bought at a time when prices were generally higher, or at least not stagnant) then I'd forget moving right now and ride it out until things eventually pick up again.

Ah - just saw you live Warwickshire border. That’s where I am and I cannot believe the number of new builds there are and that are currently being built. I imagine a saturated market

Moving to upsize from a four bed with garden and triple garage?! Blaaady hell. cries in 3 bed Victorian terrace

It could be the timing, the economy, who's looking at the moment, what else is available in your area at that price point.

if it’s not selling then its not priced right I’m afraid. So if you would reduce it you’d finally get to a number where it would definitely sell.

So you may want to ask ‚how can i sell this house spring 2026 for (whatever you were asking)?‘

I think there’s lots of tips online (better photos, description, etc) but maybe also your estate agent can’t give you any tips?

New builds on large estates on the re-sale market are always harder to shift than brand new houses, or character/period properties, or older houses on more spacious plots with wider streets and better parking.

This with 4 bathrooms suggests the rooms might be on the small side. I had a house this size or thereabouts and 2 bathrooms/all small double bedrooms. I can’t imagine where you could have fitted 2 more bathrooms.

You'll only know why it isn't selling by getting feedback from the viewers and estate agent.

It's still early in the year, so it may pick up now the weather has improved, it's school holidays too so families will have more time to view. There are also many other factors affecting the housing market at the moment so you may just have to be patient.

Ensure your house is super tidy before viewings so it looks like there is enough storage for a family and the kitchen has clear surfaces and doesn't need maintenance etc Keep an eye on your local competition and make sure your house is the best option will give you the best chance of selling in this market.

If you want detailed feedback post a link.
I’d suspect it’s caution in financially demanding times and uncertainty with war.
I’m also seeing a trend online of downsizing and less is more, spend time on experiences not property.
Families are smalller. If you only have 2 children a 4 bed and 4 bathroom isn’t needed. Realistically if a couple are working then they’ll probably need a cleaner for house that size.
People who like new builds like brand new not 7 yr old.

@Housesellinghelp we are in exactly the same position as you.
'new build' five bed, four bathrooms. David Wilson private landscaped estate. Built 2009.
We had a private offer last year for £695k and have now had to drop to £600k. Sadly for health reasons we have to sell but it's getting low interest.
I've had interest at what I paid for it three years ago but that was from a developer.
My house is a different layout to yours without open plan. It's been ideal for adult DC as they have their own bathroom. We're Wiltshire with top schools, shops etc. 1 hour train journey to London.
Fwiw my mortgage went to 7% last year and I couldn't change it due to ill health. If you really need to move think about the next house you want and has that suffered a drop?. I'm going back to a lateral cottage and that hasn't gone down in price, ditto bungalows.

£649,000 is a lot of money for the Warwickshire boarders.

It's not. People are just nosey and want to have a look at your house. To be honest though, if it's on Rightmove anyway, not sure theres any reason not to post it up. You may even get a buyer.

I think a lot of it's down to the uncertainty at the moment. Noone knows how long the USA/ Iran war will go on and how that will affect the market and interest rates.

Lounge is 6m x 4m.

It's the price, then. We've had a load of offers on our house and we're not even on the market. It's gone up £95k since we bought ours and we've ragged ours a bit...

It has to be the price. The average time to sale near us is 9 days at the moment.

Price, it might have been worth £700k a year ago, or even a month ago. But right now no one is willing to pay £649k.

You have two choices, keep it on the market, hope things pick up, confidence improves and someone comes along.

Keep dropping the price, it will sell at some point.

Where we are, there are very few new builds. This is the closest estate to us… https://www.dwh.co.uk/new-homes/dev-002607-ashtree-grove/

Our area is ‘nicer’ than this too!

The market. My neighbour's really lovely 4 bed has been on the market for a year. Reduced three times.

My friend has given up and taken her flat off the market.

Lots of new builds are leasehold. This can put people off. If it's leasehold can you buy the lease to make it freehold?

I am not surprised at the feedback the agent has given you. It is very hard to get accurate, actionable feedback from viewers. They are reluctant to be blunt or wholly truthful. E.g. don't like the decor, thought the photos were misleading, saw something in general area that don't like and you have no control over so no point in mentioning, tyre kickers.

Those saying “it’s always the price” are right BUT the price someone is willing to pay will be reflected by what is going on in the world economy. Unless you are desperate to move or have found your dream forever home (& are prepared to ‘lose’ money by selling now) then I’d either come off the sales market altogether or leave it another couple of months (without reducing) but not get my hopes up. The economy was already in trouble before Trump’s latest insanity and the property market will be in sync…

Absolutely this
I live in an area in which houses literally sold overnight, the day they were put on
Leafy village, a few miles from a city, excellent transport links,train station to London, one stop takes you to a hub for the North, excellent schools, independent shops, farm shops etc blah blah
Several houses have been on for months and price has been reduced by 100K
Still no offers a year on
Just had a look and similar sold for more than 130K than the reduced price in 2024.
The market is at a standstill
Bear in mind the market has also slowed at the FTB end of the chain as H2B was pulled.
The market for new builds was inflated massively by that with people buying larger properties as FTB

Personally I would sit tight for a bit