Trying to sell a 'niche' property. Any advice?

[Willowcat77]

I'm trying to sell my house which is a pretty suburban Victorian terrace with an unusual amount of land - I bought the land (about one third of an acre) after I bought the house, about 18 years ago. I've planted loads of lovely fruit trees and it's useful for parking and having outbuilding etc.

I've only had 6 viewers in 6 weeks. People are shocked when they see the size of the garden. I had One good offer which was was withdrawn because she decided the garden was too big. Now viewings have totally dried up...

I'm worried the house might be over-priced for the area but the estate agent says no - she said it's a 'niche' property because of the land and also because it's an unusually well-preserved period house in an area of mostly bland 1940's ex-council properties. So there is nothing you can really compare it to in the area.

Here's the rightmove link:
https://www.rightmove.co.uk/property-for-sale/property-54765498.htmll_

So I don't know what to do. Not sure if reducing the price will help if people are scared the amount of land. Somebody mentioned selling it in an auction to attract builders but I can't afford for it to go at a really low price. Any suggestions?

Viewings are down all over the country, the property market has really come to a standstill sadly and I don’t know what it will take to get it going again. I’m also trying to sell a house.

Could you ask if the person who made the original offer is willing to negotiate? Failing that, it’s just a case of sitting tight, could could reduce the price but unless it’s by a significant amount (10%) then I don’t think it’s worth it as any buyer out there knows what the market is like and that there is scope for an offer right now

I would give it a bit longer. If any other properties adjoin the land you could explore splitting it/selling off a portion.

It looks lovely.

We're struggling as the garden is several acres and apparently "buyers don't want big gardens" - plus the "mansion tax" has now had a trickle down impact on the sub-million market

May i give some well meant constructive advice:

Get a gardener in to tidy up the garden, from the pics i cant really see how it is set up and which pics merge into which (if that makes sense). If you are moving then get someone to come in for a few days and trim everything back to make it look less daunting. Then get some better photos which show how the garden is made up - to me it looks like you have about 5 area's. Which may be true but it needs to 'flow' a bit better.

Get some boxes and start decluttering, you have lots of personal bits and bobs all over the place, lots of teddies and ornaments in the lounge and bedroom in pic 9. The bookshelves in the dining room could do with being consolidated with some stuff boxed away to create a calmer space. The bedrooms are clearer other than pic 9 - that's a lot of teddies and ornaments.

The internal pics wouldnt put me off as i am more open minded to how it would look with our furniture in. But the pics may put others off.

I am no angel btw - my house is full of kids toys but when we sold our last house we had stuff in the boot of the car and tidied away when the EA came to take pics. he did say to leave the boys' bedroom as it was as it was clearly a kids bedroom, but we had lots of storage etc.

Good luck - your house is fab and DH would absolutely love that garden (if we could work out the dynamics of it )

If I had the money I'd love something like that but obviously I don't. Can't help you but I am sure someone will eventually love your house and even more for the extra land. Might just have to wait a bit longer than usual is all (if you haven't sold it in 5 years drop me a line :P).

It’s a lovely house. Could you remove the offers over and just set an asking price - maybe £160k. What is the school situation - I would guess the garden might appeal to a family.

Have you thought about selling the land to one of the (many) properties that adjoin your garden? My garden backs on to a similar piece of land and I would jump at the chance to buy it. I realise this may be too long winded if you are in a rush to sell, but equally the right buyer will come along eventually.
I would love your house and the garden would be the icing on the cake.

I hope you don't mind some thoughts, but it is quite a busy looking house. Lots of patterned walls and tiles, lots of stuff everywhere.

The kitchen and bathroom are fairly dated I think; I'd do what I could to make them look a bit more sleek and modern.

I would reduce the number of garden pics. I don't think there is any obligation to show everything. Skip the ones with the large areas of lawn - people don't want it these days. Even if they are keen gardeners there is a lot of lawn. (I would snap it up btw, lovely area of garden, I would plant fruit trees and turn lots of it into a nice orchard so no mowing).
Is there a separate access to the garden so that someone could build a workshop/garage/granny flat? You mentioned parking a car on it.

It's fab! I'd try and clear some items out though. The rooms look fairly large but the amount of stuff gives the impression you're ramming things in there. I like the kitchen chicken border but I'd take it down to give the illusion of more kitchen space as it draws the eye. Lose the 2nd smaller picture underneath the bigger one in the living room. The land is wonderful but seems a bit all over with the layout of the pics. Do you tend it yourself or get a gardener? I'd have a handy price ready for viewers ie £×× for local gardener to cut grass 2x mth during growing season. I've got a fairly decent sized garden plus an allotment but it's a bit daunting to find the time sometimes iyswim.

I am not sure where exactly this would be, but if you could get it known about on sites where people are very interested in growing their own veg and fruit /self-sufficiency and gardening you could get interest. Often people don't think they'd be able to do that on the sort of money your house is going for and expect to have to save up considerably more for something rural to get more land. Projects like Transition Towns and Incredible Edible tend to be local but there could be people who are into that sort of thing who would be willing to move some distance if they work from home to get a property like this that has both a lot of land and good access to amenities at a good price.

I've seen a few properties where the garden actually formed part of the floor plan if it was an unusual shape. Perhaps consider that? No way would I be put off a larger than average garden and the house is lovely!

They should put in the first paragraph of the listing that the land is about a third of an acre (not just much larger than average) as that would stop people who are shocked about the size of the garden and pique the interest of people who'd like it as it's maybe not possible to see from the photos just how much land there is.

I am wondering what the criteria are for listing properties on some of the sites that specialise in rural property (whether this would simply not be allowed because of its location) as this place might interest some people who are mostly looking at rural.

Thanks for all your replies, really helpful!  @GeorgeIII Yes, there is vehicle access to the main road, so definitely potential to build on.
Problem is I'm selling due to divorce, so no time to get all the planning permission etc

I think I'll make a massive effort to declutter and trim down shrubs etc and get better garden pics taken.

. The estate agent said it might appeal to developers and the Gypsy and Travelling community if I put it up for auction with them instead of on the open market, but they would have to set the reserve price down to £150,000, so it's a risk ...

One point - you mention in your post that you bought the land after you bought the house. When I look at houses, I look at what they were purchased for and the "uplift" that the seller is expecting to see whether I think that's reasonable. Can you ask the EAs to make it clear somewhere in the description that you paid extra for the land?

I'd also get the description changed - so when the headline is "3 bed terraced for sale", get it changed to "3 bed terrace with half an acre" or something.

Also, is there any possibility of planning permission to build another house on some of the land? That might be worth exploring.

It's gorgeous I'd buy it in a heartbeat but just a suggestion could you de clutter and take pics with the rooms more bland?

I've sold a house with a large garden previously (not as large as yours, though) and would suggest putting the measurements of the garden on the particulars.

You can get viewers who become a bit 'jaded' with EA terms in particulars, so even though ours said larger than average gardens, it was not uncommon for people to step outside and say 'whoa, it is a big garden'! They were expecting something smaller and a bit of exaggeration in the particulars and yes, there were people who said it was too big

Good luck with the sale OP!

I would sell half the garden to a developer who could speculate and get planning permission . Then sell the house a bit cheaper without the land .

No advice but just wanted to say your house and garden are beautiful!
I wish I could buy it - contents included.

Oh it's gorgeous!

And so cheap! You can't get a one bed flat where I live for that.

I'd definitely declutter. Tidy up the books and move personal processions. I can see past but plenty of my friends say that can't.

The garden is gorgeous and I wouldn't change anything about them.

I have to say I disagree with most of the advice above. The garden is THE main selling point of the property but (as with any niche product) you'll just have to wait a little longer for the right buyer to come along. The buyer who wants a big garden will jump at this opportunity.

I do agree with the advice about a garden floorplan, targeted advertising and changing the listing description. Sell the lifestyle! (Maybe you can borrow a few chickens or something for a photo!) (Only half-joking.)

The house is lovely but I wouldn't waste time/money upgrading the decor etc. It's perfectly liveable and new buyers will want to choose their own decor and fittings.

When it says larger than average, its doesn't say how big! That could help?

The house is quite cluttered. It looks a bit like there is not enough storage. Picture 6 of one bedroom looks really nice, but it still has a picture leaning on the wall.

Just curious - in the room with the bookcases what the green thing hanging down from the top?

As PP it is hard to tell how big garden is. Could you close in part of it with pots to make a more typical size garden for the area you live (with the usual flowers/patio/herbs) and the larger area with fruit trees.

I feel for you. My dh wants us to move with the sole purpose of buying a house with a large garden.

You'll probably just need to wait a little longer for the right buyer. We'd love your garden.

Definetely a good declutter and maybe a more neutral colour scheme would help it sell.
There is nothing wrong as it very tidy but sometimes a buyer can't see 'the wood, for the trees' iykwim
But like you say it is a special house and will take time to find the right buyer.
Good luck