Only one viewing after two weeks, thoughts?

[Fern204]

We want to move back to Brighton in the next 12 months. Just finished various bits of work in the house, and decided to go to market to see what happens. However, we went with the highest EA valuation, although they justified it against other properties, initally went on at £525k and it was changed next day to Guide Price 500k to 525k. We have only had one viewing in the first 2 weeks. Apparently there has been a massive number of hits on rightmove, and people are not viewing until they are under offer. Can you have a look and give me your thoughts.... we may decide to come off just now, and try again after Christmas.

www.rightmove.co.uk/property-for-sale/property-71671789.html?premiumA=true

I LOVED it, until pic 15 onwards. That back end looks grotty. It bothers me a bit that it appears so close to the road in the first pic & that the back garden appears so tiny compared to the front. Small details - re-stain the shed & remove the black stool & clear box-like thing from bedroom 2 & straighten the curtains. I suspect the road & the back are putting people off. Haven't googled sold prices yet. But your downstairs is one of the loveliest I've seen on mn in a long while.

I don't know the area at all, but the house looks really good to me. It's well presented and I think the decor really suits the style of the house.

The only thing that really jumped out for me, was the last sale price of £315k only five years ago. Have you done a big renovation job which would justify that increase, or have prices risen a lot in the area?

The link doesn't work for me.

Ok, finally found it on Google, forget my comment about the road, well maybe not. The first photo makes it look like you have a side road right next to you as well as the main road. I suspect that's the fish-eye lens thing. Other than that I think it's probably quite overpriced - in today's Brexit market. Something like 440 hoping for 450 is probably nearer the mark.

EA take the piss.

That helps, thanks. We were planning to paint the studio this summer anyway, will probably do it at the weekend or next week and have photo retaken then.

We have done loads of work in the house, new windows with astragal bars, new Rayburn which is really efficient and programmable, gutters, fascias and soffits, new ensuite, all replastered and decorated, built the garden studio etc. So, yes, lots of work to justify higher price.

What is this? Looks like it needs to be chucked out. Also, there's too much water butt/bin in this pic. The drain-cover looks unsightly - could the lid be painted a pale grey to blend in a bit. Give the fences here a new stain & put some pots of bright flowers around.

That's wildly over priced. Just because you've put money in doesn't mean you'll get it back. There's a detached three bed bungalow with a proper garden in for 485k. There's a brand new build 3 bed semi on at 550k. Your house doesn't have a proper back garden. It's all in the front which won't suit most people with kids. You can't eat at the patio in the back with the kids playing at the front while they are young. The estate agent has led you down the garden path. I'd say you're looking at 425-450.

Fair comments, thanks.
The garden pictures can be updated, we have moved the marble slab that was propped up and there are a load of pots with flowers there now.
Also moved the loungers away as it looked cluttered.
Price wise, one agent said go on at 450k expect 425k.
One said go on at 475k, expect 450k.
It is a unique house, but I take your point about the detached house nearby.
The brand new houses at 550k will be right next door to a new, massive health centre. But, I do feel we are overpriced. I figured that being on at 500k would at least invite offers of 450k/475k. Will discuss with EA and DH.

so annoying the link not working-anyone got one?

The back garden does have a good sized lawn as well, our son used to play football out there with no problem...

We had similar problem with ours a while back and re-took all our own photos. EA did a poor job. One thing that we improved that I noticed in yours was to remove colourful/ patterned rugs. Also the bedsheets, try to put something neutral on. The colourfulness I think draws the eye straight to them, also without rugs on the floor it will look much more spacious.

www.rightmove.co.uk/property-for-sale/property-71671789.html

Thanks, will speak to EA about retaking some of the photos once studio is repainted too.

Looking at the floor plan, the fact that the third bedroom is described as a loft room would make me think that it hadn't been converted properly and couldn't actually be used as a bedroom which would put me off.

The pictures of the rooms are lovely but the outside space hasn't been well photographed, it's hard to tell how much garden there actually is out the back.

What is the ugly building at bottom of garden? Does the loft room qualify as a bedroom, the ceiling height looks low. Lovely plot size and kitchen but tight upstairs.

Judging by previous valuations it sounds wildly overpriced. If you want 475 just list it at 475.

Awful distorted wide angle lens photos. You're going to miss out on everyone who wants to pay £475k as that's what they'll be setting their search on

With a budget of 450/475 I wouldn't view something that said 500-525 because I'd imagine you'd reject anything below 500.
Needs a lower asking price.

It's nearly always down to price and school holidays can really affect how many viewings you get for a family home. It's a lovely house - original features and tasteful decor, decent room sizes although not as big as the photos suggest. I doubt the things BlackSoggyOnion pointed out would put off anyone interested in the house - that seemed like nitpicking.

There are two bedrooms that look as though you've just put large throws over the beds: they'll look much better properly made up.

The photos need to really point out the back garden bit with lawn - make sure it's labelled as such. I'd have dismissed it based on that alone. I'd move the dining table into the centre of the room for the photos. It looks squashed up against the wall. And yeah most crucially stop the price. I wouldn't mess about with guide price either. Pick a number and put it out there. You can try 475 but I'd only do that if you can take it off the market altogether if it doesn't sell and then relist a few months later at 450. My guess is you're going to land closer to 425.

Looking at the floor plan, the fact that the third bedroom is described as a loft room would make me think that it hadn't been converted properly and couldn't actually be used as a bedroom which would put me off.

This. And the picture of the room is just a mattress on the floor, making it look like it doesn’t actually fit furniture.

Otherwise it’s beautiful and the garden comments wouldn’t bother me at all!

I think 450/475 is more the price I’d be thinking from my 5min view of the local area. So your asking price certainly isn’t crazy but I’d think as you have a guide price of 500-525. In my mind that means 500 is the lowest you’d take. With that in mind I probably wouldn’t view. If your listing was just 500k I may view as I may think you’re more open to offers. But if the price was 475 or lower I’d definitely view.

But from google maps I can see your back garden is about the same size as the front and bigger if you include the parking. But the photos make it look tiny. Maybe a top down google maps photo with a line drawing around your plot may help.

Nice house and good luck.

Is it really 3 bedrooms? What's the loft room like? It looks like a 2 bed and a bed in a loft space with a big staircase in the middle. Apologies if that's not the case but that's how it appears.

Agree about the top end of the garden.

As an aside, how is that bed so high? It looks like princess and the pea!

I think the price needs to come down OP, how much did you pay for it?