Lowest price acceptable £345k so What price should house be For Sale At?

[MrsTaraPlumbing]

I see people expect to knock of 10 or 15 or 20% So what is it?
I don't want to put the house on market for over £350 because it goes into whole new bracket on some agents websites and appears next to some much bigger houses in the next street
but I am not wanting to waste my time showing people whose top price possible is about £320k.

Some of you know my house! And you may well think it is not worth £340ish, but lower than that is not worth my while moving, at present.
What is your experience?

Unfortunately any buyer will be comparing the value of your house with those around you, so if yours is relatively more expensive when it is compared to those nearby, you're unlikely to sell at a higher price just because that is what you need. Hasn't your estate agent given you advice on the price?

Depends on the state of the market in your part of the country!
Can't you put it on at 'offers over 345' and then it'll stay in the below 350 bracket on the websites?

I am in a unique area of our town where every house is different.
Offers anywhere between £300 to £350 would be reasonable based on actual local sales that have gone through and right now mine would be the only house on the market at that price in this area except one other at £350 - which is very different to mine.

My point is I do not need to sell or move. I would only stay in this area when I do move, so I do not have to sell at any low price.

The fact that you do not need to sell or move will not affect the value of your house. It will of course mean that you won't sell it unless or until it is worth the price you have pre determined in at least one purchasers eye, but it doesn't change its value one iota.

We had vendors like this. They went with a guide price initially, and eventually went to an offers over number, which is of course what they eventually sold at.

I appreciate the house may be unique, but what valuations have estate agents given you? Round here they give you a "put it on for X and you'll probably get Y", and then when offers come in they can usually tell us what other properties the purchasers have viewed and whether we're at the top end of their budget or whether we can negotiate them up etc.

Depends where you are and what othe places are going for locally. If the roads around you with similar sized houses sell for £250, then your pricing is unrealistic.
If you don't need to move do you actually want to sell right now? If it sits onthe market for (say) £350 for six months and no-one offers you'll have trouble putting it back on for £350 when you do want to sell it, and may need to drop the asking and then take a lower offer (I assume you're not in London).

If you have the nerve then sitting on the market at a set price can pay off, my friend sold her house for a considerable amount more than ours went for by holding out and waiting, despite similar sizes.... But we wanted to go so took a lowish offer (just as well as within 6 months there were two do-up properties in our road that we would have been competing against). So it's up to you but put it at the highest you think is reasonable (not necessarily what the EA says....)

£349,995

It is worth what someone will pay and what a surveyor will value and bank lend. Where does your house sit in the 300-350 in terms of size condition and what has sold previously.

OIEO 345k.