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 I had One good offer which was was withdrawn because she decided the garden was too big.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?

I'd also try to draw the eye more to the character features. The fireplaces are gorgeous as is the butler sink, but you don't really notice them straight off due to other things drawing the eye. Bedroom louvre doors I'd probably paint as I'd look at them and think that's going to be a pain, same with the living room coving. Chop the trees back at the front to get a head on pic, it's not doing it justice.

You could be more upfront and get the description to say third of an acre rather than ‘bigger than average’ which is super vague and considering a lot of terraces only have courtyards is a huge understatement. Yes to adding it to the floor plan. And maybe add in a photo of the parking as that’s a big deal for a house like that. What would put me off is the fact that the decor is a little dated. A neutral repaint might go a long way. For instance your kitchen is lovely but the chicken border is doing it no favours. Good luck though it really is lovely.

I think the interior is lovely as it is and is likely to appeal to the sort of slightly bohemian people who would want a lot of land and are buying within that price range. It is not modern minimalist decor overtaken with clutter that needs a tidy up - it looks and feels cottage-like.

I looked at a couple of the rural property sites and one specifically only listed land over one acre and the other didn't specify but didn't have anything under that.

I am another one who would buy it if my circumstances were a bit different. I think it would be awful to sell it to a developer when it just needs the right people who really want the garden, and who barely hoped to find what they wanted at a price they could afford, to come along.

I have nothing useful to add, but there isn't one thing about your home that would put me off buying it, and for me, the garden would be the number one point in its favour. I love it! Sadly I'm not looking to move (and of course I have no idea where you are, probably other side of the country to me ) but there will be people like me who adore the garden in your area and I hope they come along soon!

My thoughts are that it's rather busy and some rooms quite cluttered. You need a sort out - people can't gauge the space when the photos are so busy.

One of the photos should be an aerial shot with the garden outlined in red. The EA can easily do this for you from a satellite map.

What's the outbuilding used for? Consider adding a photo showing the inside of it.

Consider selling the additional land you purchased separately.

In comparison to other properties which have sold, yes it's substantially over priced, probably by at least 30k. So you're charging that much for the garden and period features, which is a large increase.

In addition, I hate to say it but a lot of the garden needs a good tidy. Some looks lovely, some of It needs work. And the house looks over cluttered.

So I'd tidy up the whole garden and I'd declutter the house. Ultimately I don't think the size of garden will put people off, but asking them to pay an extra 30k for it and the period features will be.

Wow, some of these suggestions are really good - thank you!

@namechangedtoday15 That's a really good point re stating the land was bought separately. If people are looking at price inflation since I bought the house they would definitely think it's over-priced unless they knew they were actually buying two separate deeds...

Op, you need to be careful there. The price you bought the land for v the arguable 30k you're selling it for.

It's not a Victorian? It's 1920s/30s Edwardian ...

@Bluntness100 Oops, sorry cross posted! Do you think it makes a difference that the buyer is actually buying 2 deeds, i.e. the original house and small garden plus an extra plot of land?

@LemonysSnicket It was built 1903 so Victorian/Edwardian?

I would say ‘the garden is blah blah with gated access to X Street on the west side’ or whatever, as, imv, access to a road means a building opportunity for someone.

Queen Victoria died in 1901 so definitely Edwardian.

I would be tempted to split it and sell the house and land separately. Get the house sold, then sort “outline planning permission” for the land and sell it to developers.

I think they will easily find out what you bought the land for. It's a judgement call though as they may think it was inc in the last sale. Either way I'm fairly sure the price wasn't much and doesn't justify what you're effectively selling it on for, and this may be where you struggle.

In comparison to other properties it looks way over priced, and even explaining rhe land was bought later, they can still work it out.

In this instance I think it's the price that is putting people off. A third of an acre isn't very large so shouldn't shock. Especially as you can see the pics on line. I would expect a house with a larger garden to go for more, but maybe by about five grand. Not 30.

And yes it does make a difference that you are selling two titles - two sets of fees to pay the solicitor, two lots of forms to complete, two registrations and TR1 forms.

Bluntness the marriage value of the extra land with the house can easily be more than just adding the two purchase prices together. Plus there's the development potential.

We have an old terrace and I would bloody love that!! It's the house imo...needs a huge declutter. It's very overwhelming.

I completely agree with PeckhamPauline . It's a great house. I'd love a big garden. If it is priced sensibly just give it some time. I would ditch the "offers over" though I find that so off-putting.

That’s lovely (apart from the kitchen ceiling&lights) does seem a little high for the house but I’d pay extra for that garden, you just need the right buyer.

And I wouldn't bother decluttering. You have things but it is tidy and doesn't make the house feel small.

Wow fudge, I agree, but much depends on what the op bought it for. It's only a third of an acre so could have been as low as a few hundred pounds.

Depending on when it was, easy enough to check via LR.

Actually if it's separate title and land values have gone up, what she paid for it is largely irrelevant.

This is my dream sort of house. I'd love land. I agree with listing the size of the garden. Those who may want land might think its just a big garden, (which is how it reads) and those who just want a big garden will find it too big