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Original poster

1 Bed Flat which just wont sell!!

149 replies

danielleir · 26/04/2021 19:53

Hi everyone.

Me and my boyfriend put our 1 bed flat on the market in September of last year to try and sell with the view of up grading to a 2/3 Bed house in the same area. By December it had lots of viewings but no offers so we took it off the market as we didn't think we'd be able to buy anywhere before the end of the stamp duty holiday and would need a few extra months to save the difference.

Then the stamp duty holiday was extended so we went back on the market in March with a different agent (still not expecting to complete before the end of the holiday but we have more saved now).

Its been over a month and we've only had one viewing this time round!! We've since reduced the asking price, took all new pictures to jazz up the listing. and nothing!

We don't have the option to go any lower on our asking price and don't have the option of letting the flat out instead of selling.

This is our first flat (we're 25) and have no idea what more we can do to get it moving as know the longer its on now the 'staler' it looks...

Is it just the market at the moment?
Any top tips for property newbys?
Or even just advice to not loose faith?

For context, we're in a village in St Albans and have lived here 2.5 yrs. Its a first floor flat with large private garden

OP posts:
DonLewis · 26/04/2021 20:52

Cute flat.

Get someone in to do the garden. Get planning permission for a garden office?

Maggiesfarm · 26/04/2021 20:54

Market seems to be picking up a bit now, from what I've been told.

sorryiasked · 26/04/2021 20:54

I don't think the photos are doing you any favours to be honest.

I'd speak to the agent and ask for their advice, but would definitely look at dressing the rooms and getting the photos redone. As PP have said, you could also make a lot more of the garden.

Original poster
danielleir · 26/04/2021 20:54

@OnlyFoolsnMothers ahhh think you might be right thanks for feedback

@Porridgeislife No its fully private I will make a note to get the estate agent to make that clearer! Yes I can see that would put some people off. Unfortunately nothing we can do about direct access with the flat being on the first floor :( very annoying!

@Llamasinpajamas Ah thank you

OP posts:
sbplanet · 26/04/2021 20:57

I don't know where it is in London so am commenting on what I think of the flat not the area.
The first picture doesn't have much 'kerb appeal'. Lots of the other pictures aren't very good either. The one of the kitchen makes it look narrow and small. Plus all those jars scream no storage (although there seems plenty of cupboards). It's a bit colourless too - a pop or two of colour? Think it's the camera angle.
The living room picture isn't very good either, doesn't invite you in. Is the fireplace a focal point (albeit a bit old fashioned)?
Take the hanging down in the bedroom, too many people will think 'weird'.
Bathroom, another poor picture. Bathroom looks pleasant enough though. But doesn't make you want to see more.
The garden just screams unkempt. Nowhere to sit and relax. Nowhere to BBQ. Messy, poor fences...
So, not well presented. Not aspirational. Not the greatest details from the agent. Is it expensive or a bargain?
Seems okay, but not a must see.

SylvanianFrenemies · 26/04/2021 20:57

The bedroom looks much smaller than the measurements and living room photo looks an odd angle. Kitchen looks a bit stark, but cluttered with all the stuff on top of cupboards. Maybe pics could be improved? Garden could be presented with nice chairs and a couple of bright plants.

HelpMeh · 26/04/2021 20:58

I think it could do with some better photos. From that aerial shot I wouldn't know what part of the garden is yours and the garden itself needs some love. Living room is a bit scruffy/cluttered and some of the photos don't show the whole room which immediately makes me think the place is tiny. Is there space for a human to walk between the wardrobe and the end of the bed?

Your photos need to "sell a lifestyle" as they say...

Original poster
danielleir · 26/04/2021 20:59

Thank you everyone! So much more help than I imagined we'd get!

Key takeaways I've got so far:

The markets a bit crappy at the mo in general for 1 bed flats
The photos aren't great quality, get new ones done if we stay on the market
Front and Back gardens need tarting and tidying up
Get a perimeter drawn on the drone photo

I think I'm defo going to need to speak to my boyfriend an decide whether we stay on the market while we make some improvements or if we keep it on...

This is one hell of a learning experience!

OP posts:
PragmaticWench · 26/04/2021 21:02

If it's a private garden just for you OP, why is it usually looked after by the person downstairs? As a buyer I'd not think it was private if someone else was habitually in it.

YellowScallion · 26/04/2021 21:03

Not only is it only one bedroom which is going to limit your market, but the bedroom looks tiny for the one and only bedroom. The photo makes it look like you can barely get past the end of the bed.

Aerial shot is a waste of time if you don't highlight which but is the garden, might be obvious to you as the owner but a buyer isn't going to be able to work it out easily.

No direct access to the garden is not going to appeal to many, e.g. those with kids/pets.

Original poster
danielleir · 26/04/2021 21:04

@PragmaticWench So I didn't explain that very well. The FRONT garden is usually looked after between us and the neighbour. The rear garden is completely private

OP posts:
sbplanet · 26/04/2021 21:05

The pictures really aren't good. If you were looking to buy and didn't know the place what would you think of it? Look at some of the pictures of new/modern flats and see what it is that 'young professionals' are looking to buy. Particularly look at smarting up the garden, as you say a real asset. It does seem a nice flat - but perhaps for the price you are asking it needs to be more than 'nice'?

sbplanet · 26/04/2021 21:06

Lol. Smartening up.

tara66 · 26/04/2021 21:06

Do you have access to use the roof space above the flat at all or could you get permission? What would the height be in the roof space/attic ? Could it be used? Any possibility of selling flat with potential development or even just storage there?

Original poster
danielleir · 26/04/2021 21:08

@tara66 Yes we have sole access to 100% of the loft unfortunately it's far too low for any kind of conversation so is only useful for storage

OP posts:
howrudeforme · 26/04/2021 21:09

First that stands out that it’s leasehold with 95 years. That would put me off.

Ground rent low bit does it increase at all?

There’s loads of stuff about leasehold and cladding. Regardless of whether you have cladding leaseholds are being scrutinised.

Original poster
danielleir · 26/04/2021 21:12

@howrudeforme the flat is ex-council so the ground rent of £10 per annum is fixed and straightforward to extend the lease with the council. Is it the fact that its leasehold or the number of years which would put you off?

OP posts:
HidingFromDD · 26/04/2021 21:19

Def do something with the garden. There’s a fb group something like ‘diy gardens on a budget’ which could give you lots of ideas for a cheap fix. The idea of a garden office is good, so you could mention ‘plenty of room for a garden office/studio ‘ in the write up although not sure how you’d get the electrics in there. I think there’s a lot not moving at that price point so you need to differentiate it. Don’t think I’d actually do the office though as it’s probably be at least £10k and you wouldn’t get it back short term.

howrudeforme · 26/04/2021 21:19

Both.

If there are major works lessees pay over the odds.

Extending leases costs £££. People are avoiding.

SanFrancisco49er · 26/04/2021 21:21

95 year lease would put me off. In 5 years if the owner wanted to sell they'd probably have to pay to extend the lease as the general advice is don't buy anything with a lease 90 years and under.

I'm surprised your estate agent hasn't talked to you about the lease and has made it so prominent in the listing.

MoreWater · 26/04/2021 21:21

Pay a gardener to come and sort out the garden. They'll have it done in no time... Mowing, strimming etc.

Set up your decking in a little seating area and take pictures.

Make your bed properly and get new cushions too.

Get rid of the uterus wall hanging and think about the big blue circle. I get the point but it's not that well done.

You have a landing window, can you make a work area there?

The layout of your living room is awkward. Swap the tv and the bookshelves and get a reverse shot too to show off the dual aspect.

Get rid of all visible storage items / items stored on top of things.

Generally get better pictures!

sassafras123 · 26/04/2021 21:23

Tidy up the garden put some nice bushes/ plants in. You may want to remove the thing over the bed. Otherwise looks nice.

VikingsandDragons · 26/04/2021 21:28

The first thing that struck me is your kitchen cupboard doors seem to be different colours and one of them is a different style to the rest? Things like this make me worry corners have been cut in less visible places too

MoreWater · 26/04/2021 21:29

Also think about sacrificing the armchair in the living room for a small dining table for two.

And in the kitchen, straighten up and shut the doors, get some lovely luscious plants, hide your dish drainer etc.

Caspianberg · 26/04/2021 21:30

There doesn’t seem to be any space to eat at. I would try and re photograph living room with a small table even if it’s a fold down one. Especially now people want to see somewhere to sit at work at.

In the same vain, can you fit a small desk in in bedroom? Bedroom is currently very hard to see what fits.

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