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

Also just noticed the loft room. With the word loft room and the mattress on the floor and central non enclosed staircase it does scream not to regs.
If it’s orginal and to the regs at the time do list as a bedroom and dress it. Otherwise I’d assume it’s a 2 bedroom with attic storage.

Looks like a pretty house, parking not so great, music studio won’t necessarily add value as it’s not on most people’s wish list. The 3rd bedroom picture and description of “loft room” would put me off. It looks like there’s a dog bed on the floor and that’s all that will fit,

Although I appreciate that you’ve added things to the house, it doesn’t justify £200k in price from 5 years ago. Drop to £475k and hopefully you’ll get more interest.

I would remove pictures 16 and 17 and lower the price

I think a lot of people search up to 500k on Rightmove so I'd drop slightly /amend to 499,950. Lovely house

Looks overpriced

Love it and we have similar taste in decor. The price is probably the problem. Try 475. Good luck

Agreeing with others, it doesn’t look like 3 proper bedrooms and is surely overpriced

I wonder why estate agent you went with priced it so much higher than the other two? I agree with a pp - drop it to £499,950 to get more interest.

Did you do the lift conversion yourselves?
Great house with plenty of beautiful features - the chimney breasts are amazing and live the windows.

I don't know anything about the area but you have a really lovely house. My husband would love that studio!

The loft room really doesn’t look usable from that photo. I love the vibe of the house though. I also think the spread of valuations would lead me to stay below £500k in asking price.

Can I also suggest, and this isn’t meant snarkily at all, that one reason it’s had loads of views is that you’ve posted the link on MN already? Thousands of people lurk on property threads and obviously have no intention at all or actually viewing the houses they look at through links. I think it might be quite hard to gauge genuine interest compared to nosey MN-ers.

Good luck with your sale, but what annoys me is that some estate agents will always overprice to get the contract. You will now probably be contracted for 8-14 weeks. The estate agent who gave a fair price didn't get the business. The overpriced agent will get commission if it sells for the lower price. It seems unfair.

I think the interior does not match the outside. Looks like it needs some serious work & is that a drain cover in your patio area?
Also agree, it's a bit pricey...

Thanks all, I have a list to tackle tomorrow and new photos with a price change is at the top.

The house is generally well presented.

There are three real problems.

The loft room looks unusable as the stairs are in the middle of it, as such it feels like it's really a two bed house.

The back garden is not appealing at all, the furniture isn't nice and the whole thing just looks a bit tatty and unloved.

The price is far too high. The agent with thr highest price just did that to get thr business. It doesn't mean it will sell for that. It's the oldest trick in the book. The other two agents were more honest with you and who you should have picked.

Not that you can help it, but the lack of a secondary school must limit the potential family market. Another factor that means you need to be realistic on price. I never understand price bands anyway. Why say 500-525, when it's only v unusual competitive situations where anyone would countenance offering above the lowest figure? And in your case 525 could be 100k too much anyway. Good that you're recalibrating. The downstairs is attractive but it's comes with several compromises.

Op is the bedroom done to spec? I ask because if it's not it can't be listed as a three bed. Which means any mortgage company will value it as a two bed. And that valuation may be way lower than a mortgage someone needs, meaning no mortgage unless they can make up thr cash difference.. But more than that, seldom do people wish to purchase a house more than its valued at for mortgage, they usually drop out.

So it's critical if that loft space is done to spec and is actually legally a third bedroom.

The loft room was converted in the mid 80s, so no details of it. It has a proper staircase, pine door at the bottom. We have used it as a single room when our son was younger, and now its a guest room with sofa bed.
The ceiling height is reduced and we had thought about a dormer to improve that, but didnt need the space ourselves. It is a decent size though, but not a great photo.

It always amazes me how much higher house prices are in the south compared to the north!
However, I agree about the third 'bedroom'.
If it hasn't been converted to spec, then it isn't a bedroom, no matter what the EA says. We bought our house a couple of years ago, a 2 bed with a large loft space that was set up as a big bedroom. But it wasn't done to spec, it had a spiral staircase up to it off another bedroom, and was only suitable as an office or playroom. During the viewing, the EA tried to point it out as a third bedroom, but we pointedly commented that no one would be able to get a mortgage as such, only as a 2 bed. Because we only wanted 2 beds plus an office it was actually perfect for us!

I think you will encounter problems selling the loft as a third bedroom and may well find buyer valuations treat it as a two bed. Might be worth looking out any paperwork from when you bought it to see if the staircase met any buildings regs when put in as it won't meet current ones.

If I was looking in that area I'd view it based on the downstairs pictures until I got to the loft bedroom and back garden pictures which would put me off as the loft bedroom looks sparse and like there is no room for furniture and the back garden doesn't look as appealing as it could.

I really like your house OP, and I rarely like people’s houses on MN. (Where did you get that lovely bedspread on the single spare bed?) Kitchen is lovely though personally I would not like somewhere that is heated via a Rayburn, if I’ve understood you properly.

What’s that manhole in your garden?

And although it’s 3 bed, the loft room doesn’t look that usable.

But it’s probaly the price.

I think uou need to go back over your paperwork and survey op, it should have been noted if that was to spec or not.

The loft room doesn't look like a bedroom at all. And sorry, I agree with pp that it is well over priced for what is essentially 2 bedrooms and a loft!

I think it shouldn’t be premium listing. It is quite nice but not premium. To my mind premium means everything is near perfect. This isn’t so I think people will be disappointed. I was. The rooms are small too and the price should mean 3 decent bedrooms. It feels more like a 2 bed.

Storrington is a great place for DC. Rural areas don’t have secondary schools everywhere! You have to get school transport. That’s normal. It wouldn’t put anyone off who knows the area. There are so many houses for sale though! It’s over priced. A great dining area at the back would be great and the whole area looks unfinished.