Please can someone tell me why my flat isn't selling?!

[Puffykins]

www.rightmove.co.uk/property-for-sale/property-84873916.html

Price-wise, it's appropriate - even cheap - for the area. I know that it hasn't got it's own garden, but there is a huge communal garden which, in central-ish London, I'd argue is better than a tiny garden.

Admittedly I don't like the estate agents pictures much. It's really light in real life, but they always seem obsessed with turning on all the lights.

Anyway, any tips would be hugely appreciated. Thank you!

Agree with others! It looks so cluttered! Even the amount of pictures on the walls! Makes me feel claustrophobic!

It also makes me glad I live in the northeast! My little semi always feels too small but in reality it's perfectly spacious and only cost me £95,0000.

I'll be honest OP I could get over the clutter but the building is hideous!

If I were you I'd go minimalist, don't bother with the photo of the balcony that isn't.

Make sure you talk up the location.

Good luck!

That's a really lovely flat, OP - fantastic location, and nice sized rooms, great views, and a good price, too (for crazy London prices, anyway).

As others have said, I'd weed out a lot more of your stuff (including some of the pictures - I think you could keep more of the stuff if the walls were clearer) just so people can imagine their own stuff in it.

Crucial is pics of the communal garden, with a bit of info, eg "40 flats share a garden THIS BIG, which contains THINGS, is enclosed by a secure fence for exclusive residents' use, and can be seen from the flat", or whatever. Say why it's listed.

Emphasise the lift. Add pics of views from windows. Mention which zone it's in, if it's in zone 2, because that will affect people's tube fares.

I'd move into it like a shot, if I was in the market to move.

Yes - there is no cladding, thank goodness. And outside stairs etc. And low rise (in comparison to Grenfell, which I'll never forget seeing burn down.)

It looks like a home filled with love. There’s just too much stuff/ clutter crammed in.

I can see why some would be put off but wow, I absolutely love it! Where do you get your inspiration/ideas for interiors? I can’t imagine doing all that again in a new place!

When we were selling, we had to hire two storage units, because we wanted to be able to sell. It was worth it. Yes, you will feel bereft of all of your lovely stuff but truthfully, it makes the actual space disappear - it is unable to be seen for all of the things catching your eye.

Show the space, and the bones of the space. It will be worth it for a short while.

Bejesus the thought of growing up in that concrete eyesore...flat has zero kerb appeal that’s the first and biggest hurdle in my mind.

Pack all your clutter up into boxes and stick in storage.
That means take all the pictures down and put all the kids toys away.
Move washing machine from bathroom to kitchen (even just a ‘dummy’ installation).
Clean and prettify balcony area. Fairy lights, one big plant in nice pot.
Email the Phil and Kirsty show.

Good luck with the sale. Half a million. Hopefully you can relocate somewhere nicer with that much corn in the bank.

Sadly, the lovely comments pertain to your art and your stuff. The state of the kitchen is fucking shocking. Horrid broken yellow/blue tiles... unfinished walls instead of a splash back and what on the hell is that huge white pipe? Is that water pipe? Why it is EXPOSED?

The problem is that once you declutter, buyers will see your kitchen and bathroom look like they need ripping out. You need to fix the backsplash. Remove the broken tiles. Paint over the clashing wall of blue/yellow tiles. Paint the bathroom cabinets. Or drop the price.

Very reasonably priced for the location. I'd definitely have a good old declutter though & get some nice pics of the garden. Good luck OP.

Your estate agent is shit. They should have told you their marketing strategy and shown you how to present your flat to suit. Bookish bohemian with chintzy curtains is a look for seaside cottages in Croyde; here you need to appeal to buy to let landlords taking advantage of the stamp duty holiday, or young first time buyers. Neither will have the time or budget to do up your flat, which gives the impression of needing total modernisation - when it probably really doesn’t - just because it’s SO full of your stuff.

You may not realise but your flat is giving off really sad subliminal vibes, which is going to do nothing for a potential buyer’s aspirations. Here they’re seeing a picture of themselves in a decade’s time, squashed in a cramped flat with growing children, and having to pretend they live in a country cottage when they’re trapped in London overlooking a railway line. So depressing! They’ll go home and start looking on Rightmove for said country cottage.

You need to appeal to city kids - I bet architects and graphic designers would love your flat if it were presented in the right style. Do you know White City Soho House? That sort of style. Your flat is actually fantastic value for a two bedroom place in Zone 1, and Brutalist architecture has many fans, as all those £2m flats in the Barbican attest.

Can you absolutely honestly hand-on-heart say you're going to want to re-read ever single one of those books, and lovingly hang every one of those framed pictures in your new home? If not, redistribute them now!!

@inchyra I know the Soho House look very well - it makes me feel sad as I find it so generic and impersonal but I do know what you mean. I have totally got the declutter memo....

@furryslipperboots yes! Truly, I'm genuinely quite ruthless at chucking stuff out. Just, also there's a lot of stuff I really like. And a lot of stuff DH likes.....

I can’t believe an EA took those photos with the idea they would help sell the property. No offence Op, taste is very personal but the sheer volume of stuff and your very “busy” decorating choices give the impression of small rooms and lack of storage.

I’d also say that when so much is covered by rugs, paintings, things stuck to kitchen cupboards and piled on every surface, a person looking at the photos might wonder what on earth you’re hiding. Potential viewers might suspect there are issues with walls, floors, fixtures and fittings, general upkeep that might cost them money. I feel like even viewing it in person would involve trying to move piles of the sellers belongings to check whether plastering or new flooring etc is needed.

You’ve essentially got a whole load of photos of your belongings but nothing that showcases the actual property you want someone to buy! The EA really should have given you advice on how best to present the property although I’m slightly wondering if you approached this in an Insta “selling a lifestyle” kind of way?

I absolutely love your decor, it looks so bright, pretty and comfortable. Agree that some of the clutter, mainly piled up books, needs to go, but your flat looks like a proper home.

If you don’t mind me asking - where did you get your blue velvet sofa?

Oh, I would definitely get rid of the deer head and anything else dead.

@Faynite the sofa is from sofa.com - it's got removable covers which is super handy.

I would say the clutter, especially in the kitchen , makes it look really small. Also the moose head needs to go and I would re-paint the bathroom.

@themethodicmeerkat I didn't really approach it with any sort of strategy. It's the first house I've ever tried to sell. I write about interiors sometimes, but they're never in houses that are for sale - so my experience is in interior decoration and styling etc. Rather than selling. Interestingly though, every single estate agent (I got 4 valuations) said that they didn't think that the stuff/ clutter was a problem.

@Ariela

Am I right in thinking no cladding? Think the cladding issue post Grenfell is putting people off buying flats. Is it worth a statement to say no cladding or cladding complies with whatever legislation is appropriate

Yes, I was thinking the cladding issue too. Apparently mortgage companies are still refusing to mortgage properties even if they clearly don’t have cladding and/or are below 18m. Companies are asking for the EWS1 form due to the change in Government guidance in jan 2020. This may be putting off potential purchasers?

I would be beyond delighted to get rid of the deer. It is DHs. I've grown accustomed to it - and hang Iznik baubles from its antlers, and that makes me happy - but I don't love the deer itself.

Our house is as crowded with books and personal treasures as yours, Puffykins, and I love it.

BUT before we last moved, we put half our goods into storage and painted the walls cream. Before we did that, no one was interested. After, we had a rush of viewings and an immediate offer. It’s worth either decluttering or (easier) putting things in storage. Bonus: the move will be easier too.

@FrustratedC0ffeeDrinker no one has brought that up yet - I briefly looked into it and think it only applies to newer flats - ours is 1970s so I don't think it has to have that paperwork. But it's a good point and I'll check again,

The photographer really was rubbish. Moving your dressing gown would have taken ten seconds, and made that photo infinitely better. Likewise all the towels. And a couple of minutes to rehang that bit of curtain that had come off the rail. Just removing all the cushions from each shot would have made the rooms look bigger and more elegant!

You have a pretty poor agent, to be honest.

Pedant alert!

Do you reckon your flat is in Notting hill? I’d say Notting hill starts at the Kensington and Chelsea border on st Luke’s road?

When I lived around there you could visibly see this. The street on the k&c would be filthy And that Westminster side spotless. So I reckon if you are getting your bins emptied twice a day (do they still do this?) westminister style you don’t live in Notting hill.