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

[Opentoadvice]

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

Thank you all so much. Genuinely very useful.
It the viewing this morning so nothing can be done before then, but after that I am...

• asking agent to take a photo of the mast bedroom. It's beautiful. Huge windows with wooden shutters, and very high ceilings. Even though there's a single bed in there, the furniture is very adult and the room needs to be seen. Thank you!

The table with two seat is actually a four seater table. The four of us had breakfast there comfortably, and then there's a six seater in the lounge. I need to make it clearer that the room by the kitchen is big enough to fit a table for four. So thank you!

And other bits and bobs.

And then I'll give another fortnight and then ask for price down.

Yes it's a two bed but the square footage is very big, bigger than 3 and 4 bedrooms close by. However the price is punchy and if the offers are there, it would indicate too punchy!

Fingers crossed for today's viewing and thanks again!

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.

But a flat is different to a house. You don't have people above you in a house. You don't have a service charge. Lots of people simply wouldn't consider a flat, especially if you can get a house for the same price.

I agree about the photos. Your estate agent is wrong.

The price does seem punchy, even if it spacious.

I think five viewings in a fortnight is pretty good. I've been house browsing for a while and the market seems really slow - I see the same houses on for months.

As your sq ft is good I would emphasise that at the beginning of the description.

I would move the larger table and chairs from the sitting room to the dining room, and lose the small breakfast table and chairs.

Ditch the photos of the garage and the green door as they are quite off putting (unless you can really tidy up the garage area - put the open door down, hide the old pushchair and clean the garage doors as they look pretty grubby). Also the photo of the front door ajar does't really do anything.

Add pictures of master bedroom and en suite, and better ones of the entrance hall / study area to show how that works.

And make sure that the same is done on the agents website too.

But a flat is different to a house. You don't have people above you in a house. You don't have a service charge. Lots of people simply wouldn't consider a flat, especially if you can get a house for the same price

True - but all the houses of a comparable price and location are smaller and terraces - so the irony is you probably would have more noise with Neighbours both sides of you in a thin terrace

And the market seems very much for ex-Londoners who are more used to the idea of flats versus houses maybe.

I think your flat and the pictures have mixed messages, OP, and that might be putting people off.

It's big, but looks like a small family have outgrown it.
It could host 10+ proper for dinner, but looks like only 4 could squeeze in.
Bedrooms are large but either hidden or only fit a single bed.
It's ideal for a couple, but is set up as a family home.
Master bed is amazing (we are told), but can't see it.
High end price, but near a dodgy set of adondoned garages (is how it looks).

I would chose who to market it to, and I'd go for wealthy couple with no children. I'd make a big deal of the master bedroom (a couple would think this was really important, whereas a family would be prioritising most other things), and set it up with king size bed (at least).
I'd go for high-end social / entertaining space with social garden space too. You've done all the expensive bit with the nice bathrooms and kitchen - you need to do the last bit now to market it correctly.

I do wonder at your estate agents. Have they all got incredibly lazy due to the property boom?

I'm looking in a vague way at the moment and have noticed that little has moved since I started and many listed houses are reducing their prices.

Lovely flat, but I can't imagine many families with children would want to buy it. The route from the garage to the flat is not clear and potentially looks unsafe. If a woman downsizes or is on her own, would she feel safe coming back late at night and parking the car and getting into the flat? Also, what about the neighbours? If I was buying such a flat I would be keen to know who else lives there. I would relaunch it a 599 for a quick sale. Also, you mentioned about a single bed in the master suite. This might make purchasers think you are splitting up and therefore they would go in hard for a discount.

It's a great flat- if the price and market conditions are right it will sell quickly. We are a family of 4, and I would absolutely consider it if I was wanting to guarantee being within the catchment area. I would however be thinking how can I get another bedroom in here. If you want to appeal to families (and are struggling to sell) you could always get some plans drawn up to show it as a 3 bed. There's easily enough room.

It's a bit quirky. Beautiful, but probably a bit more of an acquired taste for some.

When I'm looking on RM I don't read all the detail unless there is few ads to look at. I'd be worried if the garden was completely private, that those above could sit and watch you in it etc. It will appeal to older people being ground floor and it doesn't look like a family home in that it looks very mature and grown up which would make me think it was less suitable for a family. Nothing you can do about that, but I think it means you'll perhaps have to wait a little bit longer for the right buyer. The house we are buying will be like that if we sell it too, not everyone's cup of tea.

Good luck, it is gorgeous