How many more viewers - 23 and counting!!

[Miltonglade]

We have had our house on the market since December 2020 and initially went with a local estate agent had lots of views but no real support or advice - changed to Purple Bricks in the last few weeks and they suggested reducing guide price. We are not 23 couples viewing with only one second view and no buys. House is in a nice cul-de-sac close to amenities, kitchen needs updating but is huge and bathroom the same but we don't even get lower offers help....... can't keep up the showroom tiddiness anymore with a toddler lol

Clashing curtains and bedcovers with the bed head in the middle of the room.
Ceiling fans.
Neglected garden, fences need repairing and painting.
House looks over developed for its original size.
Very dated and dark kitchen.

To be fair, the floor plan and decor are perfectly visible on the listing - it shouldn’t be a surprise to anyone viewing that there are only three bedrooms upstairs and that the kitchen and bathrooms are a bit dated. If those were dealbreakers, people wouldn’t view in the first place.

I suspect that people are underwhelmed though when they arrive, especially if they arrive on a grey day. Your house is clean and tidy but there’s nothing there which would make anyone want to buy your house over any other modern house of the same size nearby; and plenty which would just make them feel a bit flat and “meh”, like the shabby garden, untidy main bathroom, and rather plain and uninspiring front area. Anything you can do to address these would be a big improvement. Mow the lawn, revarnish the fence, some planters at the front of the house, tidy the bathroom. Doesn’t have to cost money or sell a dream. Just make it look a bit more cared for.

Ahhh, so having seen your listing now I have to say it ticks one of my huge property bugbears... Listing says 4 bedroom house. What my eyes tell me from the floor plan is "3 bedroom house, where two look like a fine size plus a box room". Honestly if it were me I'd rather have the downstairs room listed as an extra reception room! As others have said, in the current times having an additional space to make a home office will appeal to lots of people. A "bedroom" that's on a different floor and 2m wide doesn't sound like a usable room to me?

Clashing curtains and bedcovers with the bed head in the middle of the room.

That is not going to stop any offers!

Definitely I would say this is a 3 bed house and not sure a regular estate agent would market this as a 4 bed so reality not meeting expectation when people look round, especially if they didn't look at the floorplan first.

I agree that it is price and room size.

As an aside, is that carpet in the kitchen?

It’s a little boring, honestly. It’s difficult for me to fall in love with any of the features.
One of the bedrooms is very small! I’d market that more as a home office. Price would need reducing accordingly.
Bathroom sides cluttered - just scoop everything into a box and tuck it inside a wardrobe or something then give bathroom a clean and take a new photo.
If you’re able to hide any ‘big’ child clutter (the ride on in the kitchen, for example) that would help. Just generally hide anything non essential, give everything a bit of spit and polish. Let’s see what it could be! Maybe give the driveway a pressure wash, cut the grass out back as soon as you’re able.
Photos are all a little dark, was it a poor weather day? Could you retake when it brightens up a bit?

The boxroom is small but I'm about to move into a house with two even smaller boxrooms, plus it's on the plan. For me the bedroom downstairs is the odd one. For us (as buyers) it would be a sort of plus - a family room that could be used as an office or even a granny annexe if we ever needed it. But if it's priced as a four-bed house, I don't think that will work.

I just came in to say what Inescapable said - that downstairs bedroom would suit me fine, because guests could sleep there, and the kitchen and toilet are there too, so they could potter around without disturbing me in the morning! Personally I'd have it set up with a bed settee, a nice desk with a vase of flowers on, and a bookcase, but I appreciate that may not be possible for you.

That aside, I'd pressure wash the driveway, cut the grass, paint the fence and shed, and get some nice colourful plants in pots at the front and back.

Inside looks a wee bit bland for me, and I know that seems like a weird thing to say because when you move out it'll be completely empty anyway, but I think it could look a lot more cosy and inviting with some pictures, flowers, throws etc. And straighten the duvets, I'd never buy it on that basis alone!! . You've got to kind of sell the lifestyle though, I know that sounds a bit naff but it's true.

Best of luck OP.

For me it would be the bedroom downstairs. If I want 4 actual bedrooms I prefer them on the same floor, especially if I've got young children.
So people may feel it's really a 3 bed and overpriced.

Needs a lot more than just a new kitchen.
The ceiling fans just out me off. They look expensive to remove and a pain in the arse.. And they're in every room so no getting away from them.
There is nothing wow about this house. It looks dull, drab and dated. I don't know how you can improve that really but there are no pictures on the walls, no sign that anyone actually 'lives' there (rather than just stays there) which leaves it lacking personality.

Feel your pain, we had a tedious run of 20 viewings before we got anywhere. We did have to knock the price down by 10k...so you probably need to look at reducing. Its always price.

It is really the price of a three bed in the area. The sofa is not in front of the lounge door you can open it right up. I do agree the 3rd bedroom is small but in MK the 3rd bedrooms are very small some even small than ours and the new builds in general are tiny in comparison, I do agree it should be described as a 3 bed with office/small room space though.

Appreciate you have another bathroom downstairs but three rather than four bedrooms and no en-suite would be a problem for me.
On a positive note, some cheap quick fixes include applying a quick lick of neutral paint in the upstairs bedrooms, getting rid of the ceiling fans, dressing up the garden with plants, bbq and a patio set then getting new photos done.

If you market as a three bedroom, the downstairs space feels like a bonus at a viewing. If you market as a four bedroom, it becomes a disappointment.

Viewing is often so emotional, and lowering expectations prior to viewing will work in your favour.

I don’t think you need to do much.
It just looks a bit soulless.
Pic 1 - it’s all about the drive. Retake it from the opposite angle so you can at least see the front door. Pressure wash said drive. Maybe put some colourful pots on it. Moe the strip of grass.

Pic 2 - despite what you say, it doesn’t look like you can open the door. So can you move whatever the black thing is next to the sofa and move the sofa along a bit, so it looks like you can open the door.
Maybe a more colourful rug. The grey one is a bit insipid. And some chunkier cushions to detract from the big black sofas. Maybe red, as that seems to be theme in this room. Clear the mantelpiece.

Kitchen / diner - get rid of all the kid’s stuff and the cat scratching post. And is that a random bit of carpet? Get rid of that. Get rid of all the clutter on the sides / from the top of the fridge / on the fridge.

Bedroom one - remove both chairs, black thing at end of bed, thing behind one chair (is it a hoover?). Maybe put bedside tables next to the bed. Take another picture too, from a different angle. I have no idea if this room fits a wardrobe etc...
Remove red thing on bed.

Bedroom two - reposition bed so headroom is against the wall with the plug sockets on. Get a plain white duvet cover and pillow cases, so it doesn’t clash with the curtains.

Bedroom three - just straighten the duvet.

Bedroom four - maybe put one of the white chairs removed from bedroom one in here, given all the other furniture is white.

En-suite - remove can of glade and straighten towel

Bathroom - remove all shower products, bath mat and towel. Can you get a new white loo seat. Maybe a few fake plants just to add some colour in there.

Garden - paint fence if you don’t want to replace it. Mow the lawn. Get (borrow) a patio set for the patio.

There's no picture of the hall or downstairs loo.
You can't see the front door.
The beds placed under the windows suggest that the rooms are too small for them to be placed elsewhere.
The choice of bedding and curtains seems a bit random.

The kitchen layout seems awkward with 2 peninsulas jutting into the middle of the room.

I think if you look at the competition and sold prices it’s defintely priced as a four bed op, ans it’s really not. It also needs some cosmetic work in terms of redecoration kitchen, possibly bathroom etc.

It really is the price, you’re pricing it the same as good four beds. And the downstairs room is a very odd size, it’s very long and thin and more like a hallway.

www.rightmove.co.uk/property-for-sale/find.html?locationIdentifier=REGION%5E940&maxBedrooms=4&minBedrooms=4&maxPrice=325000&propertyTypes=detached%2Csemi-detached%2Cterraced&primaryDisplayPropertyType=houses&mustHave=&dontShow=&furnishTypes=&keywords=#prop73643823

There is another semi for sale in the road for £275,000. No garage but space for one. The OP’s garage space is the 4th bedroom. That’s not a huge problem but the garden is rough and it’s not a very attractive house from the kerb. If anyone wants a conventional 4 beds, they won’t get it for £300,000 in a decent area in Bletchley. However I would reduce to £295,000. Definitely do everything @CattyCactus suggests. Lots of the nicer houses are £400,000 plus in that area. It just looks bland with too much clutter.

Bedroom 3 doesn't meet the legal requirement to be called a bedroom, so it's two bedrooms upstairs, and one downstairs. Might not appeal to all families. Especially given the shape of the downstairs bedroom. You would struggle to get a king size bed and wardrobes in there.

Looking at what else has sold I think you need to be around 299K. It needs a lot of work. Fine if it was just redecorating, but kitchens and bathrooms cost a fortune to replace.

Bedroom 3 doesn't meet the legal requirement to be called a bedroom

It does using the Imperial measurements.

Oh I see it now, it’s an awkward garage conversion, the front door is now in the garage conversion, and the hall cuts off what could have been a wider bedroom, snd the only loo downstairs is through that bedroom.

I think you’ve a really awkward lay out there op which will impact the price. That bedroom is so long and thin and the only downstairs loo being in it is not ideal.

I think that’s what’s putting folks off. You’d need to drop the price I think to make up for it, plus it needs some cosmetic upgrades.

So it’s the price in comparison to it’s quite significant drawbacks. Someone will happily buy it, but you need to price it for that. You’re probably looking at about 275 - 280

@SoupDragon

Ha, yes you are right! It's just about over the limit.

I'd do all the things CattyCactus mentioned. And remove those fans for sure. I'd also pull those two sofa's just a tiny bit away from the wall. In one of the photos they look like they've been pushed right back against the wall and window, it's a bit odd visually. Like everything is pushed away to the sides of that room as if to make space for something.

There isn't an electricity pylon in the back garden is there? (Previous thread).

Perhaps something you are used to that doesn't bother you but puts other people off?