Time to drop the price?

[iswhois]

House on market a bit over 6 weeks

First month had 5 viewings but no one interested for various reasons (nothing I can reasonably fix)

Radio silence for the past 2 weeks. It's time to drop the price isn't it? DH is adamant we don't but I'm painfully aware that the longer it stays up the less likely it will be we will get that price.

[sunshinesupermum]

Lovely house. It's the price that's the problem.

[TheRealHousewife]

Lovely little mid terrace cottage. If I was in for a move in your area I’d go for it.

BTW @iswhois what colour/brand is the top half of your dining room ... gorgeous colour!

Good Lick!

[TheRealHousewife]

Good luck* 😳

[singersarp]

The garden could be tarred up a bit but it's the price. Nothing near you that I can find has sold for over 230k for a 2 bed terrace. I'd drop to 250k but expect to go lower

[DianaT1969]

If you can get your clothes into storage you don't have to put a bed in there. Just do a Joey from friends and cover removal boxes with bedlinen - for the photo only. Remove it after photos and viewers will see an empty room with a desk.

[tentative3]

I think pots and greenery both front and back, particularly back to make it look softer and nicer to sit out.

Photos of cellar and parking.

Remove some stuff - the silver barrels plus what's on top of them in the dining room, along with the tall vase on the windowsill, the baskets on top of the fridge.

The dog on the sideboard in the front room, some of the red accessories in front of the fire place/on the mantelpiece and if both tvs (I think) have to stay, could you get a picture without them in? I agree with whoever said to try a photo from the other angle so the chair in front of the door is less obvious. It might not work but worth a shot.

I echo those saying redo the dressing room as a bedroom. A lot of people are really not good at seeing spaces unless they're dressed as what they expect. I know it will be a pain but it might make a huge difference.

Only other thing I wondered is whether a pic of the downstairs loo might work? Assuming it's up to the same standard of decor it might be useful to remind people there is at least a loo that can be accessed without going through your bedroom.

[Bluntness100]

Op it’s the price, it’s substantially over priced. A similar one went for 225 a year ago. 270 is a huge increase and way above ceiling price. It’s lovely but that’s why folks are not viewing.

[Kipperandarthur]

It’s a cute house and as you know with a limited market due to bathroom. However, it’s clear to see that it’s the price. Sorry to be blunt but a quick check on sold prices tells you that immediately. If it had some form of extension that warrants the increase in price from similar properties that would be fine but without a proper cellar conversion into a useable and workable room there isn’t the price justification.

[iswhois]

@DianaT1969 that is the best suggestion thus far and I am hand on heart trying to order some storage boxes

[Bluntness100]

I’d also say to ask your husband to look at the competition. When you click on see more properties it just highlights what you can get for three hundred and under.

If I was you I’d try at 250, but suspect the value is closer to 235. Which is what I’d be looking to offer max.

The thing is you can keep it on for as long as you want fo any price you wish, but people just won’t view or offer. Then you end up in a situation where it’s been on for a long time and folks start to wonder what’s wrong with it, or people assume you’re then desperate and make silly offers.

If someone clings to an unrealistic price, a lot of buyers are reticent to deal with them because they think they’ll try to extract every last penny and try to sell them the basic light fittings or strip the place.

I think this is the time to really carefully consider your next step. Because get it wrong and folks still won’t view and it’s been on so long because it’s the house no one else wants. Get it right and it will sell

That’s the problem with majorly over valuing a property, it seldom to never sells for that price and then you need to fix it if you don’t want to cause yourself a headache.

[iswhois]

@TheRealHousewife it's Johnstone's steel smoke, you can get it in B&Q, I love it because it's a more "warm" grey. My mum loved it so much she put it in her living room!!

[Kipperandarthur]

Absolutely agree with Bluntless100. Everything stated is a true reflection of the position you are in and will be without amending the price.

[Climbingallthetrees]

To a non local it looks seriously over priced in comparison to both other places sold on the street and other places available to buy near it. Did the agent explain why they thought it was worth that? It’s lovely btw

[iswhois]

@Climbingallthetrees yeah the agent looked at other properties and their prices and showed me them before agreeing the price.

I did think it was a bit pie in the sky but now am convinced. I think @Bluntness100 is spot on. But given we bought it for 230000 and have spent fortunes renovating it it's hard to lower the price too much.

Ultimately it all comes back to the fact we paid WAY too much for it in the first place; something I kick myself for everyday. Perhaps I just need to take it as a harsh lesson and bite the bullet, at least we can move on then!

[iswhois]

In fact we are actually looking at a part exchange scheme for a new build now because it's giving me so much of a headache!!!

[GunsAndShips]

Your house is utterly lovely. Real buyers can see past your stuff (which is great BTW, your house is fab). But I always click on recently sold prices to check out if a place is overpriced and yours is on for way more than any other recently sold 2 bed terrace. Is there a reason why? Because if it has something they didn't, you need the estate agent to push it. Otherwise, it's simply overpriced and I'd discount you as cheeky.

[GunsAndShips]

Selling houses is sold destroying. I x-posted with you.

Is there a price you need to make the move work?

[Bluntness100]

But given we bought it for 230000 and have spent fortunes renovating it it's hard to lower the price too much

That is hard. I think it’s the quick turnaround. If you’d bought it and sat on it for a few years, or bought it for about 200 you’d have been fine. The issue seems to be you’ve both over paid and you’ve not been there long, it’s really, really hard to get your money back in that situation.

I’d try for two fifty you’re still making a good profit, but it’s above the ceiling for the area. Effectively what you’re trying to do is make someone else pay for your mistakes, over paying, then investing more in it, Then trying to sell it relatively quickly.

The key issues are obviously the rooms are tiny, thr kitchen is only ten foot long and just over five and a half foot wide. The picture makes it look double that. The main bathroom is accessed via the master bedroom, so very difficult with guests staying or older kids, no one likes folks traipsing through their bedroom like that, and of course one bedroom is dressed as a jam packed full dressing room.

I think you need to decide how much you need to make the move work. See if you can sell for that, and if not, it’s likely you might need to stay put.

[ChilliBeanSauce]

The pictures are fine. House is gorgeous - as previous PPS have said, you need to price to sell (if you want to sell). Good luck !

[TrickyKid]

It's lovely but I think a lot of people wouldn't view because of the bathroom location. I don't know the area but if it's priced the same as others similar properties I can't see why it wouldn't sell. It's very homely.

[Kipperandarthur]

Yes OP sadly you did overpay yourselves three years ago and your market can’t afford a 17.5% increase in this short a time. You either have to stay for much longer a period or drop the price significantly otherwise you won’t sell. The lack of viewings is already showing you that. If you had added value say with a loft extension giving extra bedroom and bathroom then the price would be justified. But at the moment you are just trying to fight a losing battle that you won’t win. At least you can recognise your own mistakes within this situation and learn from it going forward. I really don’t mean to sound harsh but just realistic.

[OliviaBenson]

So I'm a fan of grey but there is so much of it downstairs it makes it look gloomy. Also the living room doesn't look that comfy/cosy.

Do you have 2 TVs?

I'd also be worried there's no room for a decent sofa and chair. It just all looks very small and uncomfortable to me.

There's too much stuff in general which also makes it look small.

[JoJoSM2]

That’s really sucky if you overpaid and now can’t get your money back. I think buyers could find 250k a more tempting price.

[SecretOfChange]

I really like it but wouldn't be able to afford it. I think it's obvious that you spent a lot of money on it and now what you've done just needs to match someone's taste (which is a bit of a lottery!)
Good luck!

[CallmeAngelina]

Look, I don't know, but I always click on posters' houses links on here and usually think, "Blimey, where to start?"
But yours is LOVELY! You should be proud of it.