House pricing conundrum

[Ruralbliss]

Finally able to put house on the market now a plethora of tradesmen doing upgrades have left

Estate agent assessed the house as being far higher than I imagined given it's uniqueness, size and huge grounds backing onto countryside but only being a two mins walk from our little town high street.

As much as I'd love the £££ she reckons could be achieved I really really really don't want the arse of it being for sale for ages with no offers.
I've made plans to take the kids & dog away for a couple of weekends in a row to allow open day style viewings. Cats will go to cattery.

I need to decide on a price but other than viewing other non similar properties in the area & taking the agents opinion I can't work out how to decide.

My inclination is to knock off 5% of her price then if there's a good load of interest would-be buyers may outbid one another.
I'd rather do myself out of £££ but on the other hand cash is cash so don't want to undervalue it by a lot.

Any clues? What would you do?

Agent says £500k and although there are houses in our area going for more than this they tend to be form houses with loads of land and outbuildings.

Other 4-5 beds detached but with far less garden than us and on main road or right next to trainline apparently selling quickly at £475k which is what I had fantasised would be absolute top price.

I’m sure not going to market before the stamp duty deadline will make it smoother for you are the searches will come back faster, solicitors not so over run with cases and people not panic buying.

It looks a lovely house and whoever the buyer is will be super lucky! I’d cry too if I had to leave a house as lovely as that.

Thanks all. Yes I'll definitely post a link once it's live. Haven't seen draft particulars or photos yet.

It was for sale for three years (!) when we bought it. Had even gone to auction with no takers as they wouldn't accept under what they thought it was worth. It has been an ongoing renovation project on minimal budget with my XH doing precisely nothing towards it happily spectating me rip out kitchen cupboards, create veg beds & endlessly wield paintbrushes.

Tradesmen are still here in droves this week & unless a miracle viewers may have to see past a couple of patches of freshly plastered ceilings where lights/old showers have been removed.

I've no idea how quickly it will sell as in a quiet rural market town off the beaten track but hopefully the move to working from home by firms cos Covid will stand in our favour.

There's very little to buy but the new build estate which was our original Plan A & gave me the impetus to get all outstanding jobs done to this place made me feel too sad. Poky little rooms, an overlooked postage stamp garden & the least uncharismatic salesperson ever. Approx one house per week comes on market and of those not many in our budget/size/area so am grateful for the new build (now Plan B) option but hope something acceptable comes ups and we get it before I reserve a house/plot I'm not keen on.

Rentals probably won't want us due to the menagerie

Where are you in the country? That is a beautiful house for £475k!

North of Shrewsbury @confuseddotcomma by ten miles in a little market town called Wem. It's great. Very sad to leave.

Have wept buckets at seeing the interior & drone photos today but glad they look as good as they do. But realised it's happy tears as gave myself a Herculean to-do list since deciding in May to sell up and I've bloody well done it 💪💪

End of an era and beginning of a new one for us.

Will post link once I have it. There were a fair few corrections in the draft particulars for the agent to correct which I didn't get until late today.

Good advice above re choosing buyers who have chunky deposit in case house does end up being priced at more than a lender believes it's value to be. Thanks for that tip off.

Oh, Wem is lovely. Sorry you have to go. Used to live around Oswestry…now in Scotland.

Thanks @Finfintytint yes it is lovely! Train station for easy access to Shrewsbury, Birmingham, Liverpool, Manchester etc plus nice swimming pool, good schools, library, shops.

Have really loved living here.

Lovely place to live, I used to have family there. Good luck @Ruralbliss.

It's finally For Sale.
Here is RM link

Brela, Wem, Shropshire
www.rightmove.co.uk/property/109758176

EPC assessment happening as we speak.

Thanks for all the pricing views and info. Really helpful.

It’s utterly gorgeous @Ruralbliss. You and I have identical taste so I wouldn’t change a thing. And the garden and setting are wonderful. I bet it flies.

Btw, where did you buy your white kitchen light? I want one.

We went for the EA top valuation, reduced it after 3 weeks but even with the reduction we still got £30k more than the other EA suggested! And the reduction went to 'offers over' so we still effectively got the top price minus a haggle. Remember you can bring price down if you get no quick bites.

@Blossomtoes thanks that's lovely comment

Light was inexpensive B&Q one bought last year.

Wow what a gorgeous house! I would buy that in a heartbeat!

Me too!! Gorgeous spot, gorgeous house.

What a beautiful home 😍 I still absolutely can't get my head round 2 bed flats in London costing more than this!

Wishing you the best of luck on selling your beautiful home.

I wish we could get a 'mortage' valuation before selling to see what mortgage lenders think the 'risk' is worth, rather than estate agents 'guessing' at the value. My selling experience was ruined by the EA's saying my house would be worth £600K fully renovated - I knew it needed the roof/windows/damp done, and it was marketed for £400K. Pre-covid I was receiving offers of £350K. Too big a project for some, I ended up going to auction.