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 I had One good offer which was was withdrawn because she decided the garden was too big.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

Keep the land and sell the house. Then go for outline planning permission for the land. Then sell that at auction.

Not RTFT.
It is just over the border in Wales, very close to Chester. It has some large employers in the area - BAe just down the road. The fact that it is in Wales will make it less pricey than if it was in Cheshire. OP will know this already, but basically it is quite a good area.

The main selling feature of this house is the land. The link OP gave is for a house. It mentions large garden with vehicular access but this IMO is the selling point.

I like the house including the decor, and I don't think it would put me off, but if I was looking for a house in the Chester area with a very large garden I would probably not find this ad.

I can't believe the EA hasn't got it listed as 3 bed terrace with 1/3 acre land with road access
Absolutely this! I would never have spotted that on Rightmove! I'm always looking for a house with a v large garden but small house, and would never have seen it!

I think it is lovely also, though not sure if the room sizes are big enough to make it appeal to families? Certainly think it would appeal to first time buyers or those downsizing
Do you have off road parking?
Agree about the decluttering, it is too busy. The border is dated in the kitchen and I do not like the strip lighting, but these are things any buyer should see past.
I can see that one in 2017 went for 148 K which makes me wonder if you are overpriced?

You know op, if your house was here where we need to live then we'd make an offer. I'd love love love that garden and having an attic is ace. Just so you know there will be people who want it. Good luck.

Do you have planning permission for changing your land from a field into garden? Might be a sticking point when it comes to legals.

I think lots of people would love your house but people wanting a large garden won't be looking at mid-terraces. The agent should put a banner on your main (listings result) Rightmove picture saying 1/3 acre garden. Investigate the great idea suggested of posting it on small-holding forums and similar.

De clutter and EA needs to market it in a way that showcases the garden.

I’m not sure if a field can be called a garden and sold as such without pp. I would take advice on this or it might stop the sale. I’m also surprised you didn’t need permission for an access from the road.

My view is also that you should sell the house without the land. Keep it and dd ice what you want to do with it and speak to your ex about it.

The EA is already saying it’s a development opportunity. Why? I assume this is referring to the land. It would be worth a whole lot more with pp. You cannot expect a big uplift in price as it stands so the house is over priced. If you could stall the sale and get pp, you would probably make a lot more money. You could then price the house in line with expectations from buyers and it does need work. Many people have small dwellings near to them and this isn’t even all that near!

I dream of having a garden like that...

If we were in your part of the country and needing to move house, then I'd be banging on your door!

Yes, you need to emphasise the land!

The photos make the house look cluttered - I say this as someone with far too much clutter myself - I would immediately think lack of storage. I would tidy away all surface-matter and get the pics redone.

We are in a similar situation, trying to sell our largish 3/4 bed semi with big garden but we're in the southeast so quite a price difference, OP!
The market around here is incredibly quiet, we've had lots of views online but only one actual viewing. The people were nice and gave good feedback but said they thought the price was a bit high. (It probably is, we're thinking about reducing it a little)
But we are quite rural so I don't think the big garden is a particular deterrent, many older properties around here have quite a lot of land. We have a bit over over 1/3 of an acre. I'm hoping to find a buyer who is a keen gardener, perhaps with a young family as there's plenty of space for ball games and play equipment!

I'm afraid I can't see much change in the situation for a while, there's a lot of uncertainty about. I think a lot of people are taking a 'wait and see' attitude. (Quite sensibly, probably)
But we're not in a hurry to sell so we'll wait it out if we have to.

Nothing to add but I would LOVE that garden so much.

I'm from the area and know it quite well. You are overpriced for the area. Drop to £150k and change the description. Be explicit about the ability to potentially develop the land that comes with the home.

Secondly, it looks like it might be enough land for one horse. That would really broaden its appeal. I know exactly where you are and there is some amazing riding locally. 1/3 of an acre is a push but done right you could squeeze a horse on there. Equestrian properties are very sought after as livery is a PITA.

You have to remember land prices in that area haven't increased as much as you would think in the past 10 years. The increases you see are because of auction prices and gypsies overbidding for land. I recently paid £50k for an acre the other side of Chester, well above £10-15k it's really worth (zero chance of planning permission but brilliant for horses). I just refuse to allow gypsies to move back into the area.

I'm familiar with the area too - albeit around 10 years ago. Maybe I'm out of touch with property prices now but it does seem a bit unrealistically priced for a mid-terrace in that location. It's a lovely home and garden but I've a feeling that the extra land might well make it more desirable than similar properties, but not significantly more expensive, if you see what I mean? So, realistically priced it would sell more quickly than one with a small garden, but I don't think you can ask hugely more than neighbouring properties of similar interior size.

Lose the books in the bookcase and the toys in the kids room. That would give anyone the heebyjeebies. Also is that office space a bedroom? I am on my phone so might not be seeing it too well.
I don't know why you bought the land afterwards. What for? Doesn't that cause complications for potential buyers as there's two sets of deeds?
Also there maybe concerns about planning applications.

I would have thought loads of people would want it - it is so common on here to have people complaining about neighbours - this would keep them at a distance!

It is a perfect wildlife garden!

“plus a workshop, car park and double gates to the road ...”
This needs emphasising. Better pics of the workshop, good pic of the gates to the road. Description: “3 bed terrace with a third of an acre, workshop, off road parking and rear access.”

The parking and rear access is such an advantage in a terrace!

Not RTFT but an aerial shot would be good if there is potential for development.

Seeing the size of garden, what's is surrounding it and the access to it would be a useful tool for builders/developers.

As someone who lives in a Central London flat with 11 bookcases and no garden I think it looks like heaven.

As to de-cluttering, why is everyone so afraid of bloody books and why do they lack the ability, if they hate books, to imagine a space without them?

Every good luck to you OP.

It's not the books, it's the toys and the chicken border and busy bathroom tiles. That ok??

Your garden looks like an allotment plot. Needs tidying up

If it is 2 separate deeds then can you sell the house with the original garden and then retain ownership of the separate garden with a view to obtaining planning permission? I appreciate you are selling due to divorce, but could this be an option?

I think lots of people would love your house but people wanting a large garden won't be looking at mid-terraces.
Lots of people who want a large garden can't afford a large house. This is a unique opportunity for those people. It's just how to find them - and your estate agent isn't even trying! They're playing down the garden.

The photo of the front of the house could be better. When you look at it on a phone you have to look twice to see that it has a front garden / is set back. Can you trim the big bush and get a better shot of the front?

But in tne main I think your issue is looking for the slightly more niche buyer in a slow market.

Good luck!

Saltney isn't in Wales!