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Original poster

No offers on our house

810 replies

housetales · 12/09/2021 21:21

Our house has been on the market for 2 months - launching as the school holidays started which I think was a huge mistake - with what I'd describe as a handful of viewings (mostly right as it went live).

The price it's been listed at was the agent's price, not ours, and when compared with others locally, doesn't seem OTT. All the agents who came round gave similar valuations too. No viewers have said upon viewing it that it is overpriced either.

We had only one bit of negative feedback and it was only from a couple of viewers, not all - that we are overlooked from the side of our property - so we purchased some 10ft trees to allay that concern.

I'm putting myself out there with a link to see what you guys think so be gentle! Should we stay on the market or take it off for now? I should say we only went on the market as we fancied a project for our forever home and were told there was a massive opportunity in our price range as there is such limited supply.

www.rightmove.co.uk/properties/110082437#/?channel=RES_BUY

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Original poster
housetales · 12/09/2021 22:03

@Fivefourthreetwo

It's beautiful. Well out of my price range though
Bless you for the nice comment x
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Naillig222 · 12/09/2021 22:03

I'm not familiar with the area/prices so can't really comment much but the only flaw I can see in the house itself is the kitchen counter top.

Littlepaws18 · 12/09/2021 22:04

It's a beautiful home, but the bathrooms let you down. For that price I would expect highest quality fittings and that top end feel. They are a great size, but the fittings and decor are lack lustre. In a house half the price I wouldn't grumble- they look in good order, tidy and serviceable. But for over a million I would expect more.

Littlepaws18 · 12/09/2021 22:05

Kitchen too for the same reasons!

Scbchl · 12/09/2021 22:06

The kitchen and bathrooms really let it down for that price range. My aunts house is around the same value and her kitchen and bathroom are amazing. The kitchens what id expect in a much cheaper house, there is no wow factor at all.

There is a few too many pictures - looks like the dining tables being sold it was such a focus in the pics rather than the actual room and it does look overly minimal. Made me wonder if bedside tables won't fit beside the beds and is that why there is none.

The gardens brilliant, id remove the pic which shows the other house overlooking it tho. The front of the house is gorgeous and the actual decor in the house is really good too.

Eviethyme · 12/09/2021 22:07

honestly for me it isnt worth the 1.3 mil, i hate the kitchen and utility room style and doesnt feel very homey, i also hated the bathrooms as no luxury for a million pound house. other than the kitchen and bathroom i do really like it

Soontobe60 · 12/09/2021 22:07

The problem is that as it’s a relatively modern house in a small space and overlooked, I think it’s reached its ceiling price. I can’t see how a buyer could add value. At that price I’d expect to have an updated kitchen and bathrooms - buyers would need to spend maybe 50K on this. Yes, it’s very well kept and immaculate, but take out all your furniture and what is left? I presume you bought it in 2004 as that’s the last sale listed. Did you install the kitchen?

Original poster
housetales · 12/09/2021 22:07

@Justyouwaitandseeagain

We’ve recently been looking at houses in this price range and if I’m being honest, I think that while it is a lovely looking house, it is somehow missing the wow factor for me. The kitchen seems very basic, lacking in appliances? and I would be looking for quartz or granite worktops etc (am I right in thinking yours are laminate?) if I am spending that much on a house, I really want a luxury home I can move straight into and live in. Not feeling like we would need to update/replace the kitchen straightaway. I agree with others about being overlooked and so surrounded by other houses. As others have said I think you very much need the right buyer to come along. I really hope these comments are helpful OP.
Super helpful! I was scared of posting on here as I've seen some people get a roasted but all this feedback is so useful and being delivered with kindness and I'm very appreciative of all the ideas and suggestions.

Yes, the kitchen was installed when we moved in - not our choice, the developers - and the thing I never understood was in these super expensive homes, they put down laminate worktops!

If we are staying, they'll be going. We recently replaced the sink unit with a black composite one and added our boiling water tap.

I'm not sure what appliances we are lacking - double oven, in built microwave, integrated dishwasher - all Neff upgraded from the original AEG appliances. Our smart fridge freezer is in the utility room.

Is it just the kitchen that's not wowing you?

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Tooembarrassingtomention · 12/09/2021 22:07

Firstly I live in a similarly priced house in the North.

The house has no character. It is a box style new build estate house ( a big box but a box). You can get something much better for the price. At 1.35 million I wouldn't want to live on a new build estate.

The street view suggests it looks onto an industrial type building?

Zoopla estimates (which can be pants) estimates at much lower.

Eviethyme · 12/09/2021 22:07

I think thats it, its beautiful but doesnt have the luxury you expect in a house that costs that much. I like the garden

BirdyBee · 12/09/2021 22:08

I love it, could never afford it but its beautiful!

gibletjane · 12/09/2021 22:08

This is one of the cheaper ones near me but similar priced to yours

www.rightmove.co.uk/properties/112809632#/?channel=RES_BUY

I just think at that level you expect the bells & whistle kitchen.

RosiePosieDozy · 12/09/2021 22:08

I would guess that it's overpriced but you seem confident with the price and the area.

It's not personally my cup of tea and I wouldn't buy it, sorry. It's not a million pound house IMO. And it's substantially more than a million.

To be very honest and give my opinion:
-The kitchen needs replacing. It's old fashioned and not particularly nice.
-The kitchen isn't big enough for the price.
-Bathrooms are also old fashioned.
-It's quite soul-less overall (sorry).

It's not wow enough for the price and that's why I wouldn't buy it.

Atalune · 12/09/2021 22:10

Brutal honesty

The garden is so underwhelming and unloved, such a shame. I’d expect something more landscaped and mature. The rear lawn is very boring.
Interiors- quite bland and not very aspirational. Quite out of date. Especially kitchen and bathrooms very 90s.

Space is amazing, hot tub is also a plus. Sitting room looks good as do hallways. Other rooms need updating and styling, current look is too beige and bland.

It needs styling massively.

converseandjeans · 12/09/2021 22:10

It's a lovely house - but I would imagine it's fairly busy round there (I used to work at the Hardwick Arms & it used to be just an ordinary row of shops & the pub was nothing special). In terms of location it's probably nearer to Walsall than Sutton Coldfield? So I think that might restrict your market - I don't know if it's as nice as Roman Road? I think if you were nearer Sutton/Mere Green you might have more luck.

BrilloPaddy · 12/09/2021 22:10

My honest opinion is that it's a bit "high end Air Bnb" and doesn't look lived in. It's great to declutter but you've made it a bit lacking in personality....... I think it's good to show that a home is lived in and loved. You're selling a lifestyle as well as a house.

It also needs a fair bit of updating to meet the expectations of sheep buyers......... as PP's have pointed out, you haven't got the ubiquitous bifolds and granite worktops and the entire living room dumped in the kitchen Grin and your price should really reflect that.

You're very brave posting the RM link, and I really hope you get your sale. I'd love to be that tidy Blush

Original poster
housetales · 12/09/2021 22:11

@bshfan

It's a beautiful house but I think it's the kitchen and bathrooms letting it down. Is it a laminate worktop? I think most will be expecting quartz or similar. In their head they'll be pricing it up and won't want to pay your asking price.

Me and my husband have no issues making an offer but we found when selling that other people don't often think they that. Therefore they'll not bother offering say 1.2 as they'll just assume it'll be a no.

Can you be specific on the bathrooms? All the sanitaryware is Villeroy & Boch. Tiled floor to ceiling. Large showers.

Kitchen - 100% with you on this. I'd have expected offers but people dropping £50k for the new kitchen they'd put in. It's what we'll do if we take it off the market!

I'm like you - I'll go in and offer what I think is fair and negotiate. I guess we've attracted the shy and retiring types so far!

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Original poster
housetales · 12/09/2021 22:13

@gibletjane

I have no idea of the area at all or the market there. But a house that size I would expect a bigger kitchen & sliding doors
Bi-folds. If we stay, definitely! French doors were the in thing when it was built 16 years ago.

My husband wants to extend the kitchen - if we stay - but that eats into the garden which is already a compromise so I'm loathe to do that. We have a lot of counter space and ample space for a large dining table so can I ask why you'd make it bigger and would you lose garden to do so?

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Original poster
housetales · 12/09/2021 22:14

@Jasmine11

Lovely house! Could I ask a random question - where did you get the child's bed in pic 30?
The teepee bed is from Birlea - birlea.com/product/teepee-bed/
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gibletjane · 12/09/2021 22:14

Well personally I prefer Crittal but basically lots of glass

Original poster
housetales · 12/09/2021 22:17

@thriftyhen

I think it's the timing. A few years' ago we listed a house at the beginning of the school holidays. We had never done this before, but were keen to get it on the market. However, nothing really happened until mid September with viewings and then an offer came in October and it completed within 3 months. I think you might find the same.
Really hope you are right. Thank you xx
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gibletjane · 12/09/2021 22:17

My husband wants to extend the kitchen - if we stay - but that eats into the garden which is already a compromise so I'm loathe to do that. We have a lot of counter space and ample space for a large dining table so can I ask why you'd make it bigger and would you lose garden to do so?

could you make it bigger by knocking through another room of changing the layout? You have the space downstairs to not have to reduce the garden but the proportions of the rooms seem out eg drawing room bigger than kitchen/diner

gibletjane · 12/09/2021 22:18

good luck op

HereIfYouNeedMe · 12/09/2021 22:18

@Jasmine11

Lovely house! Could I ask a random question - where did you get the child's bed in pic 30?
Not sure if you've been told but I just googled teepee bed and lots came up 😊
MrsTiffin · 12/09/2021 22:18

The house is really well presented and the photos are good, but agree with a PP who said too many of the front of the house at first!

The kitchen and bathrooms are IMO what are letting you down. For that price most buyers would expect more of a high end finish for the kitchen, modern built in appliances and quality worktops/lighting etc.

The bathrooms are very similar to our old property built around the same time. Although the fittings are quality, the tiling and flooring could be updated. I'd maybe consider doing this to give it a more modern feel.

The space is great though and definitely appealing being on a private road Smile