Help - 15 viewings and no offers. (Is that bad? It feels bad)

[Ladybard]

Any constructive advice appreciated. Our house has only been on the market for just over a month. We have 'priced to sell' and had what I think are a lot of viewings, which tells me we are probably at the right price point, but no offers. It is a bit more cluttered than in the brochure/pictures online, but I have three kids under 7 though I do do my best for viewings (clean, hoovered, smelling nice, couple of bunches of fresh flowers, the basics). We live in a village and don't have parking (only parking nearby) and I suspect this is killing it for a lot of people (in fact I know it is) but WE bought it, and don't find the parking close by a problem. Also, if it did have a drive or other parking it would be up at a much higher price. ANYWAY, I am getting paranoid now that it is other stuff - does anyone have any tips to make a house look like a must buy?? Am I forgetting something? It's a period cottage, pleasant without being chocolate box on the outside, really charming inside, completely renovated by us 5 years ago. Many thanks...

Lack of private outside space would be the issue for me. There only effectively a front garden. Could you move the gate, re-route the path to one side and then screen the rest of the garden with mature hedges for privacy - and show how you would live outdoors with table chairs etc

Are there any new build houses nearby? When we moved to our present house we wanted a period cottage but were won over to a newer house because of more bathrooms, cheaper to heat etc. Your house is very lovely but I don't think it is clear from the particulars there is no parking and in addition to the downstairs facilities the family bathroom is on the top floor. This doesn't make your house any less lovely but it does mean that any prospective purchasers might go for somewhere with parking ( and new houses generally have a large garage for lawnmowers, freezer etc. ) and more loos.

I love your house. We too have a slightly eccentric layout that may mean it's harder to sell, but we bought it, which gives me hope that at the right price someone else would too.
I would want to see where the clothes are kept on the photos, plus like everyone else a clearer picture of what is front and what is back. Can you get out of the back of the house at all? If the only garden is the 'front' garden (ie the same side as the door) then I think you need to help buyers see how they could use it.

I know Enstone quite well and I might be put off by what is the very busy A44 right behind the house. Can you hear the traffic noise from inside or the garden?

Ladybard- I just wanted to offer you abit of hope. It has taken 75 viewings over 8 months to find the right family for our period property. We did have a few low offers and lots of absolutely ridiculous feedback. The most silly feedback was that our tudor cottage had "too much character" and made the people realise they didn't want to live in an old house! Just as we were thinking of giving up hope of ever selling suddenly out of the blue we had 2 couples who both really wanted our house. It was a race to see who could get there first! We are now in the process of buying an even older quirkier house.

We had an awful lot of nosy time wasters who had no intention of ever buying our house. I do think period properties are currently out of fashion and so will take longer to sell.That has certainly been the case round here. Old houses aren't for everyone and not everyone appreciates the history and the magic of them.

I think your house looks lovely from the photographs. I wouldn't say it looks cluttered or dark (in fact quite the opposite) but then I love old houses and could never live in a modern one. Someone WILL fall in love with your house- you did!

Thank you again for the advice and encouraging comments.

Goldenlillies, that's an inspiring story - thank you. I am glad things turned out well for you.

I think you are right that period houses are out of fashion a bit - Exconstance and one or two others above said as much.

Mandolino - I know it sounds crazy but it is surprisingly quiet!

Well, I went to Burford Garden Centre today and spent a fortune on big planters and hanging baskets and all sorts - even that has made it look a stack better in the garden!

I'm sure this has all been said before but I can't help throwing my opinion in!
Your house is lovely. Don't spend a ton doing things to it. It's not worth it.
Remove 90% of the stuff on your kitchen worktop even if you put it in the car boot fir the viewing and put it all back again. Clear worktops are in fashion and things on top give the impression there's a lack of storage.
From the pictures I immediately had questions about storage as I couldn't see any. The floorplan shows a wardrobe is that built in? I feel half that bedroom is missing from the pic.
Do both rooms have double beds? If you aren't using one I'd be tempted to swap for a smaller bed or shove it against a wall to make the room feel bigger.
If the girls room is a pink bomb I think include a photo because otherwise its simply a 'shock' as your other rooms don't hint to me you have a barbies dreamworld room. Also as you've only got 2 bedroom pics they are both of the sloping ceiling bedrooms. That would put me off a bit.
I agree with comments about the description. I think 'tucked' is worse than a factual 'accessed via' and I dislike them having used 'simple' when describing your kitchen.
Your living space feels a little confused. Its a study/music room/living room. Which is completely normal when you're living in it. But to me ots just pointing out that an additional reception room would be nice iyswim rather than making me think 'no we can fit all of our things in there'. I'd be tempted to remove that chair. Throw a rug down or add some cheap cushions and/or throws. Not all of that but for you to take a view on it.
Is the 4th bedroom set up as a study? I'd consider it if not to try and increase the amount of living space.
Don't spend lots on the garden but now its spring some cheapy flowers chucked about might help make the garden look more loved. I can feel the warmth you've injected into the house but its not yet reached the garden.
I wouldn't lower the price. If lack of parking is a no for someone its a no whatever the price. Is the agent being clear to viewers where they can park and walking them to it?
I can't remember now but is the sun out in your front and back shots? Keep them updated as its turning into spring. A winter pic is an obvious clue something has been on the market a while for me.
All of the above aside, a month isn't that long at all and the market is best march onwards ime.

Gorgeous house!

We finally completed the sale of our 17thC cottage last month after ten months of it being on the market. I definitely agree that there is less desire for period properties. (Ours was actually massively overpriced by the agent at first, which didn't help ).
Your house is lovely and very special. Someone will be charmed by the character and quirks. The right buyer will come!

Exactly right Sweet. When we were on the market a couple of years ago lots of people viewed, some didn't like the beams or wonky (small) 300 year old doors or the 'tunnel' as we call it, a tiny hallway at one side of the house, there is an alternative hallway but a large person would definitely get stuck in the tunnel!

I don't know a lot of people who would embrace the quirks of our house whereas we love it/them.

Declutter!!!
Then declutter again!
A lick of cream/white paint would make it look brighter?
Some people are idiots so so make it clear on the listing that there is no parking, that should save you any time wasters
It's not easy selling a house when you have young dc but hopefully it will only mean being inconvenienced for s short while
Good luck!

It's a lovely house, but the lack of parking would be a deal breaker for me. Is it possible to turn part of the front garden into some parking space?

Also, it sounds like your house is too cluttered. I can see through clutter, but it gives the message that there isn't enough storage space.

In terms of it being too dark - make sure your curtains are as wide open as possible. Use brighter light bulbs and switch the lights on for viewings, and if you can, paint the kitchen and living room ceilings white.

There seems to be loads of space leading up to the front door, why can't ypu put parking in that space? You would still have enough space for a grassed area- or is that just the angle the picture was taken?
Or is that the back garden?

I love old houses - our first two were C18. By the time we had two children and were looking to move again we couldn't find an old house that suited our needs. By then we needed lots of storage, enough loos, a bigger kitchen and these tend to be found in newe properties. Now we are empty nesters we will be looking for an older house again.

It sounds like the things which put most buyers off are things you can't change, so it's a question of hoping the right buyers turn up before your deadline.

I second the poster who suggested getting extension plans drawn up, especially as you might end up using them anyway!

One thing I noticed is that you say your girls share the small bedroom and baby is in with you. So five people on one floor and another floor not used much might make buyers think the layout is inconvenient, especially with kids.

I've had another look at the details on Rightmove and I think that the description is not making enough of transport links – the fact that it's only 10 minutes to Charlbury station (to Oxford/Reading/London) and the excellent bus service to Oxford should be up-front, to attract commuters. The house is excellent value compared to anything in sought-after Charlbury, so if you could market it to those who are priced out of Charlbury, I'm sure you'd have a lot of interest (there is nothing of a comparable size or charm in Charlbury for your price – you'd pay at least £150,000 more). Might be worth thinking of putting it on with a Charlbury agent such as Fairfax.

Just came on here to say what goldenlillies said. We have just taken our period property off the market after over a year (and lots of viewings), with two different agents. Ours actually needs a lot of work doing to it as we are mid-renovation and have run out of money.

I certainly agree that period property is out of fashion. Another issue we have found in our village is that a lot of commuters, particularly people moving to the country from the city, expect off road parking and a huge garden (despite having access to acres of woodland directly from our back door). There is nothing you can really do about that to be honest except sit and wait for someone to fall in love with your property. One thing our agent said to us after two price reductions was that reducing the price again probably wasn't going to help. On the plus side, if your house is anything like ours, it is going to present much better in the spring/summer with more light, particularly if you can brighten up the outside spaces.

Good luck!

It's a lovely (uncluttered!) house, but for its size and value, I would expect parking as given., so agree this should be made more obvious on the details.

Good luck!