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Original poster

Two weeks on the market, 5 viewings, what's wrong?

61 replies

Opentoadvice · 19/05/2017 17:30

www.rightmove.co.uk/property-for-sale/property-66157550.html

New to mumsnet but wondering if anyone could shed some light.

I am annoyed because the school checker has us outside the catchment for local amazing school, when in fact we are comfortably within it. Consequently all retired couples to date and whilst feedback very positive, being in a flat hasn't appealed apparently.

Should I be worried that no offers after a fortnight! It tends to fall off right move radar after about time I've been told?

Anything I can do?

Thank you

OP posts:
Original poster
Opentoadvice · 19/05/2017 18:09

The catchment is so tiny that agents will make no reference to being in the catchment area, even if you're next door to the school

OP posts:
Newtssuitcase · 19/05/2017 18:09

I bet some of your viewers didn't realise it was just the ground floor flat given the photos and the price.

SailAwaySailAwaySailAway · 19/05/2017 18:10

I think you EA is wrong about pictures on RM.
Also some of the ones he's chosen are not doing you any favours.

Hamsolo · 19/05/2017 18:10

A two bed flat isn't really going to appeal to many families though, even such a lovely one. Not when you can get a family home a few miles away for a similar amount. It does look more like a retirement property to me. A very nice one too. Just a case of waiting for the right people, I bet.

Original poster
Opentoadvice · 19/05/2017 18:10

Newt... good to know

OP posts:
HemiDemiSemiquaver · 19/05/2017 18:17

I'd definitely expect all the photos on Right Move, and a well labelled floor plan that matches up with them!

So you need something with the master bedroom in, maybe borrow furniture or get something cheap from a charity shop and put a nice duvet cover on or whatever.

I'd want photos of the study/utility, too. And the cloakroom, and label it on the floor plan.

I don't know if people with more than one child would be looking, especially if it's no obvious how big it is, no bunkbeds or anything, no sense of children playing the garden - it looks like a very adult household! So that makes the school less relevant perhaps.

Kokusai · 19/05/2017 18:25

Well that is a beautiful flat!

I would spend a day making the master bedroom look like a master bedroom for staging and get it photographed. Can be turned back to a child's room afterwards.

I can't see where the loft fits into the photos or floor plan.

It is bigger than most 3 bed semis, so easily enough space.

I defo think that is more the kind of property that a downsizer would love - fab room sizes, lovely garden, lower maintenance burden.

I reckon a 'nice' flat like that is just going to take a while longer to find the right buyers. It is really stunning.

Original poster
Opentoadvice · 19/05/2017 18:34

Koik, what a lovely lovely message - thank you!

Feeling much more positive.
Going to make a few changes and hopefully tomorrow's viewing will be a success!

Thank you all

OP posts:
Original poster
Opentoadvice · 19/05/2017 18:39

Oh just thought... re. The garage, to put in to perspective, in the last 24 hours a car parking space has gone on right move, just around the corner from me, not a garage,just an allocated uncovered space for.... £15,000. Parking really is that big of a deal around here!

OP posts:
Newtssuitcase · 19/05/2017 18:40

Yes but you cover that off by stating clearly that it has a private garage not by posting a photo of a truly grotty garage.

LarrytheCucumber · 19/05/2017 18:54

We had about 5 viewings in 3 months. (Moved 8 weeks ago). I think 5 in a fortnight is pretty good.
Agree about the garage. It lets the property down.

Bovneydazzlers · 19/05/2017 18:59

To sell your house you are going to have to turn both bedrooms looking like high end double bedrooms for that price. People won't spend £625k on a two bed place where the bedrooms are half decorated with kids beds.

ClaudiaNaughton · 19/05/2017 19:40

I think it's beautiful. I can see it appealing to a wealthy downsizing widow.

wowfudge · 19/05/2017 19:43

It's a lovely flat, but it's not going to appeal as a family home. It'll appeal to a couple or a single person The photos are in a strange order and some of the outside shots are showing doors and garages that could with a good clean and tidy up. The master bedroom doesn't feature, which is quite an omission.

I think the photos need editing and you need one showing there is a proper shower and not just a shower spray over the bath. I would also put the dining table in the kitchen or swap that tiny table, which looks quite lost, with a bigger round table with four chairs round it.

Badliar · 19/05/2017 19:44

Yes 5 viewings in a fortnight is good isn't it?

Bringmewineandcake · 19/05/2017 19:54

I did think it was the whole house for that price, wow! Shock
My personal opinion is that you need to stage and include the master bedroom, move the bookcase in the lounge as it looks to be blocking a door even if it isn't, and move the wardrobe in the bedroom photo as that also looks to be blocking a door.

unapaloma · 19/05/2017 20:06

I'd agree with those who say he estate agents wrong about not putting all the photos up. Just a taster! Does he think people will phone him and he'll post more info out? Those days are gone - when I last bought a house I decided what to view based solely on what is on Right move, people don't want to be chasing down multiple agents to get the info they need. If some things aren't shown, I tend to assume they're really bad (because other properties DO have photos of rooms you'd want to completely gut and start again).
I have dealt with some awful agents - one didn't bother getting a key off me even, by said he was doing lots of viewings (I left him to it for a while because i had anither agent who really was getting viewings, to see how long he'd keep that up - one day he rang to ask for a key because they really had a viewing - I asked how he had managed all the others he told me about!).
If you doubt how they're marketing your property, get a friend to pop in or ring asking about property in that price range, and see how they sell it to them.

TheWildRumpyPumpus · 19/05/2017 20:57

It's lovely but you're not advertising it as a family home are you! Tiny table you couldn't fit a family round. Nothing to suggest a child would live from glancing through the pictures.

Why are you moving? If it's because you now have 2 children then you understand why most families won't be interested. Not many choose to stop with one child and generally people want as much space as they can get for their money (spare room, study, playroom etc).

StarTravels · 19/05/2017 21:15

We were recently looking in this area because we wanted to be in the Claremont catchment area. We have always lived in Tunbridge Wells or Tonbridge and know the area well. We couldn't find what we wanted so went in an entirely different direction in the end, but we did almost buy one round the corner. For me I think it's the price and the niche audience. As others have said, most people moving locally for the school would prefer a house to a flat.

And, there are other cheaper houses - Poona Road, has a 2 bed cottage for £450K, and there's Norfolk Road, for a 3 bed terrace for 625K (I love this road) - I used to live in Guildford Road and always wanted to move to Norfolk Rd. Yes parking is a pain but you get used to it when you live in TW. For £695K I can get a 4 bed semi also in the same catchment area.

If you really think it's worth £600K rather than £625K I would be tempted to price it £600K guide with a bracket of £600-625K because then it will show up on any search results with a maximum budget of £600K.

Is your garage on a private road that comes out under a little arch way? If so, it's quite dark, uneven and unloved... the drive surface looks like it could destroy a car. It put me off that area. I'm not sure if anything can be done jointly with the other owners to improve it?

Shesaysso · 19/05/2017 21:21

Definitely lose the garage photo. As someone that doesn't know the area it says to me that it's a very nice flat in a not very nice area (which I must add is clearly not the case).

SuperBeagle · 19/05/2017 21:26

It seems overpriced to me. You can get a 2 bedroom flat in Sydney for less than that (and Sydney is the second most expensive city in the world). It's not small, but the photos are deceptive: I, too, initially thought that that whole house was for sale, not just the ground level.

I do think it's a downside not to have photos of the main bedroom too.

A lack of storage space in the bathroom is an off-putting factor for me too. It's the first thing I notice when I look at a bathroom (aside from outdatedness/style).

Starlighter · 19/05/2017 22:11

Beautiful flat but paint that garage and move that pushchair!

Also, it seems rather pricey for a flat?? My friend just bought a beautiful 4-bed house in Tunbridge Wells for £675,000...Confused

Kokusai · 20/05/2017 00:14

People are focusing on 'two bed flat' but the square footage is really big. Much bigger than my 3 bed house and much bigger than almost all the comparably prices houses in that area.

noenemee · 20/05/2017 01:13

I know the road OP It's very busy, how close are you to the Fire Station? The flat itself though and the south facing garden are lovely, but the photographs aren't good enough. No master bedroom - move the other bed or make the photographer get creative, as others have said, it needs to be showing. The front door photos, not selling anything. The garage is utterly grim and I wouldn't fancy going round there at all. It should be a major selling point in town. I don't understand your Agent's logic about teasing people, show them why they absolutely want your home to be their home, this is not a time to be coy. Is there any particular reason you decided to list with them?

I'm torn as to how much the school catchment is a big draw as opposed to the proximity to the station and the fact you have parking, I'd have thought your property would appeal to a professional couple maybe?

For me the price is top heavy even though it has space, private garden and parking, it's still in a shared property, which in itself can be a nightmare. Is it in the hands of a professional management company or do you do it yourselves? The service charge seems low for that kind of building. How many properties are in the building and what's the maintenance fund looking like, because painting the exterior will cost a fortune and there really needs to be money spent upgrading the garages and surrounding area and that won't come cheap either. Of course scrap that comment if the fund's cash rich, because that value reflects in the price obviously, but if there's little in the account, buyers might be put off knowing they could be asked to stump up thousands soon after purchase.

I wouldn't be put off with five viewings in a fortnight. I would be disappointed at none of them resulting in an offer and wonder if your agent is pushing viewers who aren't exactly sold on apartment living in the first place? After all, you only need that one viewer who converts to a buyer. Have you suggested an Open Day for viewings?

GardenGeek · 20/05/2017 01:47

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