Are we missing anything?

[Annano11]

Our lovely house has been on the market for a month now, 3 viewings but nothing beyond that, it’s spotless and in really good shape, we’ve now found the house we want to buy so are keen to shift ours, any feedback?

The Square, Leeds, LS25
www.rightmove.co.uk/property-for-sale/property-73688866.html

There are lots of two bedroom houses where the second bedroom is small though - particularly older houses which were built without bathrooms.

My thoughts are that coffee box in the living room needs moving. What is behind the curtains in the kitchen - the proximity to the oven makes me think that's a potential fire hazard. There's no extractor in the kitchen.

It's tidy to the point of being sterile - pictures on the walls in the living room and dining room would make all the difference as well as plants and flowers.

It's going to depend a lot on your local market. Ours is on fire at the moment and one bed flats here go for £190 - 200k, that's the standard price for a good one. But if your area is cheaper or has less of a market at the moment, you'll struggle more.

I'd agree with the feedback about the photo order and the box in the living room. Also look at whether online agents work well in your area - here the local estate agents tend to sell everything much faster.

It's a beautiful house, although you do need to remove that box from the lounge.

I think your main problem is that Zoopla is currently showing your property as being worth £170,000 with 99.5% confidence.

Obviously Zoopla has its own way of calculating these things and the estate agent might disagree but most people check Zoopla for a value and the discrepancy between asking price and this is likely to put them off imo

The house and garden look amazing. The price maybe the issue as the second bedroom does look very small. So with the price if someone was looking for a family home it would be difficult to fit someone in the second room. But it does look really nice. 🤩🤩

Zoopla isn't very reliable, but it is possible to see the photos of the house with the OP bought it on Rightmove. It took a year to sell them.

All really good advice, I love my little Ikea box but I think it’s unanimous, it has to go haha ! To clarify, the last owners moved in and redid it all and found out they were pregnant within a month of buying, they put it on once and the sale fell through so waited 10 months and put it on again, we bought it the same week so it didn’t take a year to sell :)

Add something pretty in the bathroom on the windowsill. It looks very bland. 3 little cacti perhaps?

I agree with others about the second bedroom. We previously sold a 4 bedroom house where we used the smallest bedroom as a dressing room. We got lots of views, but only got offers when we bought an incredibly cheap single bed and changed the smallest room back into a proper bedroom. I couldn’t understand why viewers couldn’t visualise it before as a bedroom , but it seems they couldn’t .
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Look for agents that have sold a good amount in the area.
We were on the market and got very little interest, the estate agents were awful, but we made the mistake of thinking they would be a good choice as the house we wanted was on with them (a case of sell ours and you sell the other one!). (They listed rooms as being several feet smaller, got the flooring types wrong and the floor plan looked nothing like my house!! )
We changed our mind and pulled off the market after no interest (1 viewing).
The house across the road sold in a couple of weeks, no better condition, smaller and for more money not long ago. They got loads of views and quick sale.
We'll be using their estate agent next time we get the urge to move!!

I think it's a beautiful house. I think it will be down to price though as it's a 2 bed. I know you want to make your money stretch further, but the reality is that you might not ebd up selling at all.

I would drop it 5k initially as you'll put yourself into the lower price search bracket then and become visible to those looking around the 200 limit. The guide says that you're looking for between 200 and 210, so no one is going to even consider looking at it if they've only got the 180 you'd be prepared to take, it's too bloody cheeky.

I don't have much experience of online sellers and I don't have much time for traditional agents (many many awful experiences). However I did contact an online agent recently about a property and found it frustrating that they weren't knowledgeable about the house or area as they were in Manchester and we're near Bath! I personally prefer being able to speak to a local agent.

Agree with the other comments. You've done very little other than the garden (which looks lovely by the way) and decorate/furnish differently in 3 years since you bought it (looking at old pictures on rightmove) so no way would I think it's gone up that much in so short a time. It's also a very limited market so either first time buy who may consider its got no longevity and not want to overpay, or someone without kids, but even then the second bedroom is small as a guest room. I think the price is the issue as people won't even bother looking when they compare it to other sold properties nearby and look at the old pictures

Your house is lovely, amazing character.

Practical me is thinking that there isn't any countertop space in the kitchen, not sure if this is the case or just the angles of the pics?

Also the bathroom looks a bit bland and dated (sorry) if you are asking top money, maybe dress it a bit more with some accessories? Especially a bathmat of some sort as the floor looks a bit unfinished in the pics in my opinion.

Hey thanks everyone, there’s tons of kitchentop space so may get another picture of that, also the bathroom has a mat that the photographer insisted on hiding haha ! I know what you mean about jazzing it up a bit though :) got another couple of viewings now this week but currently having an argument with my oh about whether to drop it to 190 or not, I’m pro, he wants to wait till after these viewings !

There's a living room picture, picture 8, which makes it look really cramped, I'd lose that. And bedroom 2 looks like a boxroom - can you fit a bed in it? If I was looking for a 2-bed that would put me off.

There's nothing wrong with the house at all. It won't suit everyone but nothing does - so ultimately it's just down to price.

I agree about the front door which you can't really do anything about

Can you retake a photo of the living room without the coffee table and chair in? It'll make it look bigger. It looks quite cramped with those in too

I think it’s lovely, but ultimately it’s £200k for south Leeds. Had it been north Leeds it would have gone by now. Always the same, price and location.

I think we’re gonna take some new pictures of the living room over the next few days, I would agree about the location but we’re in a very naice village (one of the main reasons we are leaving!), where this isn’t silly priced, we have however dropped it to under 200k this evening in the hope we get an offer :) the house we did want we have changed our mind on so in less of a rush now too !