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Original poster

Lower Ground Flat

41 replies

pigsinwings · 10/10/2020 20:46

We live in a lower ground flat in London that has been refurbished and is in excellent condition. Large and lateral with very high ceilings making it light and airy. It is in a purpose built block and has no garden.
Priced cheaper than other flats in the block as we know people don't like lower ground flats.
We've had over 25 viewings, everyone says nice things about the flat but no one makes an offer as they don't like lower ground. One offer at 15% below asking which we accepted and they pulled out as after mulling over they didn't want lower ground.

Is a lower ground flat an absolute no for the majority of you? What are we missing?

OP posts:

DespairingHomeowner · 10/10/2020 20:51

Is your flat in spanking new condition? I’ve had 3 months of ^¥$6 trying to sell my flat and that was the feedback: seems people expect new kitchen, flooring etc (‘your flat needs updating and it’s not in my budget’)

If I had a time machine I would have spent £5k on a superficial renovation ...annoying as I put up and saved up but market has definitely changed

DespairingHomeowner · 10/10/2020 20:52

I believe the lack f garden will be the big blocking factor

LaurieFairyCake · 10/10/2020 20:56

It's the market. Lower ground is my favourite. Quieter, would have people above and below.

Original poster

pigsinwings · 10/10/2020 21:17

It has a brand new kitchen and the entire flat was fully refurbished very lovingly by us less than 2 years ago as we thought we were going to stay long term. Circumstances have changed and we need to move. Viewers always ask why we want to leave such a nice flat!! And then no offers......

OP posts:

DespairingHomeowner · 10/10/2020 21:20

@pigsinwings

Good - that I’ll help at least.is renting the place out short term an option for you?

happylittlechick · 10/10/2020 21:28

It's the garden. With lockdown and the promise of more people really value a garden. Imagine buying a new home and then having to self isolate with no outdoor space at all. It would be so claustrophobic.

Original poster

pigsinwings · 10/10/2020 21:35

Renting is an option, but concerned that if people don't want to buy, they might not want to rent. Hence the question on lower ground floor. Does it out off 99% of people or 95%?

OP posts:

DespairingHomeowner · 10/10/2020 22:26

I lived in a LG floor, but with a garden

If renting: it’s about getting the price right as if compromise for a lower price (more so than a purchase where I’d worry about resale)

GU24Mum · 10/10/2020 22:36

Not meant as a stupid question but why did you choose it ie did the fact that it was lower ground mean that you could afford it as opposed to a ground/first floor flat? Does it have a separate entrance / storage which other flats don't have? Did you compromise outside space for location?
Your buyers will be going through the same thought process but the market has been skewed so the compromises you made might not be the ones people are making this year ie open plan suddenly out of favour, outside space/good wifi a must etc.

MeadowHay · 10/10/2020 22:38

I don't think I'd ever buy a flat, but could possibly be persuaded (DH and I currently saving with a plan to become home owners in a few years' time). But definitely wouldn't buy a lower ground one. Likewise we would never rent a lower ground one either - have viewed a few in the past by accident when we didn't realise they were lower ground prior to the viewing. BUT if your ad makes it clear it's a lower ground flat I don't think that's what's putting your viewers off as surely you just wouldn't view it if you were against the idea? Sorry not helpful I know!

DblEspresso · 10/10/2020 22:57

Don't know specifics of your flat but my general impression of lower ground floor flats is damp, cold , dark and prone to leaks from above. Usually available in a bigger size at a lower price, for the aforementioned reasons.

KoalaRabbit · 10/10/2020 23:21

When I lived in a flat (Victorian conversion) the lower ground ones sold fine but there was a garden. I think its the no garden that's more the issue than lower ground and that's partly due to lockdown effect.

I personally never wanted lower ground as they were always the ones that got burgled and also can be darker.

HibiscusNell · 10/10/2020 23:59

It won’t be the fact it’s a lower ground flat it will be its over priced for a lower ground flat. If you’ve had 25 viewing and only one low offer I would be wondering if it’s over priced.

Also, is lower ground what basement flats are called these days 😆

One of my DC had a basement flat at Uni. It was really quiet so definite advantages.

friendlycat · 11/10/2020 00:03

Personally lower ground would never have been my preference as they are often dark. Add in no garden and that’s what you can immediately see would be like a tantalising glimpse of something you want but can’t have.
No garden in selling flats at the moment is very difficult. But things will change as they always do. You may just have to ride it out for longer. As long as you are in a desirable area and you upkeep your flat well, it will sell in due course but you might have to wait it out until people return to offices etc.

MissMarplesHandbag · 11/10/2020 02:26

Security aspects of LG and GF flats have always ruled them out for me previously.

Original poster

pigsinwings · 11/10/2020 11:12

Thanks everyone for the feedback. Looks like it's a no go for most.
Re lower ground vs basement it's few steps down at the front and street level at the back of the block.
Why I bought it, I'm not from the UK and I was very attracted by the high ceilings, 1/2 metre taller than those of the floors above and lateral space versus the three floor house. Clearly very naive!!
Safety wise it's a apartment block with a porter and CCTV. On a green quiet road in Central London, but two mins from the tube station.

Regarding price, given we really want to sell it's priced 10% lower than other flats in the block and in excellent condition. Was willing to accept an offer at effectively 25% less than higher floor flat and at a loss. They still pulled out.....

OP posts:

Tuliptulip · 11/10/2020 11:16

What are the service charges like?

Original poster

pigsinwings · 11/10/2020 11:29

Service charges are similar to other flats in the area. That's never cited as an issue.

People come in and look, say it's really bright, much brighter than they imagined. Ask me for tips on my interior design (where did I get the light, switch, tile etc from). However, don't want a lower ground flat. Am at my wits end, as price, location and interiors are very good relative, hence the footfall.

OP posts:

JoJoSM2 · 11/10/2020 13:33

Do you do your own viewings? Might be good to have an agent as people will be a lot more honest.

And what’s outside your windows? Presumably just a light well with a view over a wall or pavement at the front but what about the back?

Your flat doesn’t sound like a basement but built into a slope? I’m foreign but would have an issue with basements or attics - just feel like something you only consider if you’re desperate (I’m not saying it makes rational sense).

Original poster

pigsinwings · 11/10/2020 15:22

We have an agent, so people provide feedback to him. They just ask me questions on lights etc as I happen to be home given the lockdown.

Bottom line, which has also been confirmed by all of you. People don't want a lower ground flat.....unfortunately for me!

OP posts:

milienhaus · 11/10/2020 15:54

I would usually avoid LG as most of the ones I’ve seen are dark, but our current flat is on a steep slope so is LG at the front but 1F at the back (with another flat beneath) and I love it. The fact that you’re getting viewings is positive!

JoJoSM2 · 11/10/2020 16:05

That’s the thing: sounds like a lot of viewings so maybe there’s something putting people off once they get there rather than the LG which they know about already?

sunshinesupermum · 11/10/2020 18:23

If you are getting the viewings then it is more likely the lack of outside space post lockdown. How long has it been on the market? Are there many other flats in your block currently for sale?

DespairingHomeowner · 11/10/2020 18:47

@pigsinwings

Thanks everyone for the feedback. Looks like it's a no go for most. Re lower ground vs basement it's few steps down at the front and street level at the back of the block. Why I bought it, I'm not from the UK and I was very attracted by the high ceilings, 1/2 metre taller than those of the floors above and lateral space versus the three floor house. Clearly very naive!! Safety wise it's a apartment block with a porter and CCTV. On a green quiet road in Central London, but two mins from the tube station.

If it’s that much cheaper than others in the building I believe you WILL get a buyer: we all have budgets & need to make compromises to get other things

DespairingHomeowner · 11/10/2020 18:54

Also, would you be willing to rent to break chain? Can you market as chain free, & is it a FTB type property? This would appeal to anyone in a rush to meet the stamp duty cut off (eg in jan/if a sale falls through)

It sounds similar to the LG I rented in a mansion block (though that had a garden). Between someone who has lived in one so has a realistic view, or people who are stretching budget for space I hope you will get somewhere

If you refurbished 2 years ago, is there anything cheap to do (I’m thinking refresh some paint, fix any little niggles)

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