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Original poster

No viewings and I don't know why, it must be the price right?

148 replies

Scruffydoggy1 · 10/01/2015 11:16

House has been on the market for just under a month now.

Before the pictures were taken I did a lot of maintenance, redecorating cleaning and made sure the house was as immaculate as I could get it.

We live on a desirable street and we are classed as a new build as we are just under 10years.

Most of the houses in the area are terraced Victorian. Apart from part ownership and our development there are no new builds. Houses that have previously gone up for sale in our development have sold within a week.

The market has boomed round here and we found the estate agents were having a problem valuing our house and they have valued it at the top end of the market and price wise we are on par with the terrace houses. This is due to a few improvements we have made as these houses were basic starter homes. So far we have: added a garage conversion, added conservatory totally redecorated and put a high spec kitchen in. Plus we have ample parking and for round here lots of land.

Our decor is quite bight however it's modern and in keeping with the house.

We have recently put in a big kitchen have extended it by knocking out the wall. It's very modern and clean with granite worktops inbuilt appliances and a breakfast bar.

I'm gutted, before our house went on the agents were bargaining with me over % they all loved the house and said it will sell in no time.

But nothing, I had someone knock on the door Boxing Day asking questions and they never arranged a viewing.

The problem we now face is we are buying a new build off barratt. The foundations will be in within the next month then we have 28days to complete. If the house isn't sold we will need to apply for a mortgage and then rent this house out.

However I have another rental property, very basic ex authority 2 bed house and the rental price is fantastic for it. If we compare my current house to it, it doesn't compare and yet the rental income we are looking at will be lower.

So I'm getting a bit anxious to sell it now. This week I need to submit a lower price to the agents and I have no idea how much lower it needs to go to spark interest well a viewing as over 6000 people have viewed it online. And with the stamp duty prices changing our buyers will be saving about £7,000.

Any ideas?

OP posts:
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shabbycaddy · 10/01/2015 19:04

House looks fine to be honest, problem is the price in reality, the house is essentially a first time buyers house, imagine trying to get a mortgage for it for a young family on average wage, nearly impossible. I guess possible put yourself in the situation if you were going to buy a house for your first time on your starting wage, probably difficult. Not your fault as the estate agents have advised the price.

Viviennemary · 10/01/2015 19:09

It's impossible to say whether or not it's overpriced as it's only comparable with other houses in the area. I agree with painting all the rooms in a neutral colour. But we have had Christmas and NY and a month isn't very long. £280K does seem a lot for a new build semi detached.

MovingOnUpMovingOnOut · 10/01/2015 19:14

We're looking to buy and there has been nothing much coming on for weeks, then boom, this week lots on.

You might find now things have picked up generally you'll get a bite. Definitely get a floorplan done if there isn't one.

PrimalLass · 10/01/2015 19:16

How can you complete when it is at ground level? Does that not mean you will have two houses on the go or nowhere to live? I don't understand the English system so may be very stupid here.

IssyStark · 10/01/2015 19:24

Yep, I agree with Norma, a floor plan is essential.

museumum · 10/01/2015 19:27

Tbh you would have lost me when you converted the garage. I would prefer a Victorian house but am looking at newer builds cause we want a garage for bikes and other outdoor equipment.

CatWomantotheRescue · 10/01/2015 19:31

I think you definitely need new photos that are brighter. Good luck, OP, I know how stressful buying and selling a house can be. Can I ask you why you're so hung up on buying this barrat house? As I think you're stressing yourself more than you need to. I would think barrat houses will be a dime a dozen when you're ready and therefore not worth hurrying for, but I may be wrong as I don't know your situation.

Mumzy · 10/01/2015 19:43

Your house looks fine it's the ambitious asking price that's putting off viewers

Baddz · 10/01/2015 19:47

It's overpriced

Eltonjohnsflorist · 10/01/2015 19:56

It really depends where it is? We can't know if it's overpriced without that info.
3 bed house isn't a first time buyers house although the first house I bought (older than most FT buyers though ;) )was that price and I bought it alone.

Another who doesn't understand why you need to complete when the foundations are dug- if that's he case where will you live for the 6 months ish it takes them
To build the house? Isn't it just the deposit that needs to be paid?

sanfairyanne · 10/01/2015 19:59

usually isnt it a tiny deposit, say £99, then a 'proper' deposit that you wouldnt want to lose, then payment in full on completion when house is ready to move into? it must be that as you would be mad to buy a non existent house

Floralnomad · 10/01/2015 20:09

The flooring would definitely put me off ,also is the setee and TV in the main living room because if so I reckon it will take a while to sell because that doesn't look like a functional living room . Is there anywhere else to put the bed as opposed to the headboard across the window as that would also be a non starter for me .

merlottime · 10/01/2015 20:39

Its the decor and lack of light putting me off too. Even in rooms photographed with the lights on it looks dark. I wouldnt be confident that repainting in white would really make much difference, so it would be too much of a gamble.

MrsTawdry · 10/01/2015 20:49

Buy a big cheap rug in red or orangey and put it in the living room, move the sofa under the window and put some cushions and throws on the seating....stick some cheap canvass prints in warm colours on the walls. It does look cold and narrow as it is.

CountingThePennies · 10/01/2015 21:06

Is that a tv bed that you have?

They are extremerly chunky and make rooms look tiny!

I agree about the tile effect laminate, its quite distinctive taste and will only appeal to a minority of people.

One thing i wanted to mention was, are you sure about buying a barrett house? I wouldnt touch their houses with a barge pole!

I live in a barrett house, its a botch job and has been thrown up.

I also know someone who has a barrett house and again she has had problems with hers. Luckily i rent the house im in.

davejudgement · 10/01/2015 21:07

The black, white and grey colour scheme with red accents would put me off, looks like a bloke chose the décor, and the furniture all looks too big for the rooms making it appear smaller.

museumum · 10/01/2015 21:17

Your house is the price and size we are looking at (Edinburgh). But it looks cold. I would view it if it was here in the area we want but it's not shouting "wow".

BauerTime · 11/01/2015 09:55

Sorry if this sounds harsh but it sounds like you think your house is worth a premium because of all of your improvements, but the reality is that one persons improvement is someone else's exact opposite of an improvement and may well de-value.

For example new builds generally lack storage, so losing the garage is a negative. Lots of people hate conservatories too. Laminate that isn't wood-effect is quite an acquired taste. Have you taken the kitchen wall down so that it is open to the hallway? I wouldn't like that as cooking smells would then waft around the entire house.

I'm not saying your house is unsalable, but don't fall into the trap of thinking that modifications you have made will be worth extra to potential buyers, because they quite often won't. I don't think that anything you have changed will make your house worth significantly more than if it was un modified. I'd also be wary of a new build that was almost 10years old and so almost out of guarantee.

Have you considered giving a price range as opposed to a fixed asking price? What price do you realistically see yourselves accepting? Base the range around that. I'd give a £20k range with your required amount about mid-way.

Original poster
Scruffydoggy1 · 11/01/2015 10:12

We are dead set on the Barratt house as its in a wonderful village and as there is green belt surrounding it no more houses can be made. The house we have chosen in our opinion is stunning. My daughter has already started school in that village and have wanted to move back in since moving out (parents friends and family live there)

After really studying the photos and comments on here I agree with most. The photos make it look tiny and they have photographed our furniture not the rooms.

We have full floor plans with measurements.

The grey room with the TV is the garage conversion at the other end it has a large dining table (out of shot) that picture makes it look very narrow. It's a second sitting : dining room.

The living room (green & brown) in my opinion is too dark with the flooring. And perhaps not too everyone's tastes. I don't like it too much if I'm honest. I like the pattern on the paper but I had picked out a lighter brown rather than dark. That was DH doing.

The conservatory and kitchen in my opinion is the strongest of rooms but the photos do not do them justice. The conservatory is cut almost in half and the kitchen looks dark.

The bed in the Master bedroom is huge. Super king tv bed and no it fits no other way. It's over 8foot long and due to my measurements it should of fitted in the other way however it does but it's impossible to actually get it in so I'm stuck with the position of it. What the pictures don't show is the large fitted wardrobe in that room.

The bright pink room is garish but all agents told us to not touch it as its still my daughters room. However magnolia had been purchased to change it.

Decor wise all recently refurbed within the last two years 90% was done towards end of last year.

Flooring I'm not prepared to do, it was our choice however when was put in we never considered moving.

I want to thank everyone for the comments and will play with pics over the next week and demand a reshoot. Am tied in with this agent for 12 more weeks. If we don't sell we will rent however will bare all this in mind due to needed to sell after 2 years as I will be taking out a 2year buy to let if we can't sell.

I have spoken to my DH about the reshoot and he says he doesn't think it's necessary and will be a nice surprise when viewers come round. I have told him I disagree and if people don't come through the door then we won't sell it.

OP posts:
EssexMummy123 · 11/01/2015 10:20

so you get no viewings, ask everyone for their opinions and then make no changes and hope that reshooting the photos will get people through the door?

are you sure you can get a second BTL as well as buy the new place? if both tenants stop paying the rent can you afford all three mortgages? (this has recently happened to me and insurance refused to pay up)

Anyway,
The floor would be cheered up with rugs - grey laminate is off-putting.
brighter better angled photos would help
a few coloured shrubs in the back garden would help
turning the second sitting room into a playroom/study/gym would help as long as you can get a dinning table in elsewhere.
dropping the price significantly would really help.

atb

PrimalLass · 11/01/2015 10:23

You have taken this all very well OP.

Tell your DH that people aren't coming round so can't get a nice surprise!

Bunbaker · 11/01/2015 10:33

Your DH is wrong. Those photos wouldn't make me want to come and look at your house, and I love looking at other people's houses.

SnowWhiteAteTheApple · 11/01/2015 10:36

Not changing the floor even with a few rugs is a mistake, it looks like a vets or doctors surgery not a home. People who want a new type property would get better value having a brand new home as they will have more say into the kitchen colour, flooring etc rather than having to re-do it all to see some light.

shabbycaddy · 11/01/2015 10:41

In relation to the barratt house, be very careful if your hoping that there won't be anymore homes built on fields around the village, I work for a new build company and this happens all the time, could take a while, but there is always a chance more will be built especially if new housing estate has been built next door. I would take what the sales staff as not necessarily always correct;)

Bunbaker · 11/01/2015 10:43

I live in a rural area and green belt land is being built on all the time. The only way to prevent someone building on a field next to you is to buy the field yourself.