Help - what price to market flat at??

[EuphoricElephant]

I am completely confused about what price to market our flat at.

I'd be willing to accept 500k, and I think it's actually worth more like 515k (taking into account previous sale value, work done, and current deadness of market). Have just had 4 local agents value it and have a range from 430k to 525k . Not desperate to sell immediately - aim is to be in a new (bigger, nicer area) house this time next year, so at the moment price is more important than a quick sale (that will change the closer we get to autumn, though).

Waiting to see what happens to housing market with Brexit, but at the moment if 500-515 is the price we want should we market at, say, 500k, or go high (e.g. 530) on basis that everyone is putting in low offers at the moment?

(And not that it really matters, but NC cause loads of my friends know my username and I don't want them to know yet that we're thinking of selling...)

515k

One valued at 430k?
If genuinely worth 515 then I would say 525 asking

O.I.R.O 515k
Market is really poor at the moment
Not much demand for properties
See how you go with that for a few months if you have the luxury of being able to wait then if you get no interest or viewings you know you need to reduce
Good luck!

Estate agents normally give you marketing prices "with a view to getting offers around x" so were those prices really valuations or marketing prices?

Try to do your own research - forget what you bought it for and what you've spent on it. Be really objective with how it compares to actual sold prices in your road/ very close.

That's you're starting point.

Thanks so much for replies and thoughts, really helpful to see views.

430k man was an outlier and generally seemed a bit of an idiot - he'd prepared a "market report" for me of 2 bed flats that had sold in the area so perhaps he hadn't realised it was 3 bed and tried to style it out...?!

Everyone else said to put it on at 500 but expect (here came the variations) 480/515/525 selling price". But I can't imagine at the moment offering more than asking price. With my buyers hat on I wouldn't be keen to offer asking straight off, and the general consensus was we'd sell but it would be one or two people offering rather than enough to push above asking price. Also I got the strong impression that they were each desperate to get us on the market, which doesn't boost my confidence that they were advising with an eye to beat price. So I wonder if it's worth putting on at a higher price with the hope of getting 515? The 45k difference in estimates would make a huge difference in terms of what we could hope to buy

Re the local market, it's also pretty unclear partly because not much has sold recently. Our area has a lot of high spec new build and ex-LA flats. The new builds are put on for 650 upwards, and we're not in that territory. The ex-LAs vary but come in around 460-500 - but ours unusually has a huge garden, gated cat park, and interior is now high standard, and there's nothing recently on the market that has those features. The only one that came close went for 550 in September, having been marketed at 575. In terms of features I'd say ours was closest to that but the lower valuations I got make me think I'm missing something that we're lacking compared to that one. So,

(I hate this. Just buying was, relatively speaking, much less stress...but we need to move for schools and space)

(Best price, not beat price. Sleeping baby on my arm...)

I would pay double for a "Gated cat park"

Ha! To be fair there are three cats that roam around it also a family of foxes that raid the bins but best ignore them