Feedback on my flat please!

[orangespotatoes]

Have name changed for this!

Would love some feedback if there is anything glaringly obvious missing from our listing (I have also just noticed story is spelt wrong!) We also need to have added that our building has the EWS1 certificate already, and we still have over 980 years on our lease.

We've been on the market three weeks but have had a verbal offer accepted on an onward purchase under the condition we go under offer within the next three weeks. Appreciate it's not an easy market for flats right now so not overly optimistic! Thanks all.

www.rightmove.co.uk/properties/113522300#/?channel=RES_BUY

I used photoshop to brighten my photos when selling, in addition to the natural light.

The double height lounge and spiral staircase are unique features to your property, you should definitely have photos of them. I think it would also help convey the warehouse/industrial style which is lost in your pictures and styling at the moment. Also definitely mention the features such as the concierge and lift.

I love the arial photos you've added, OP.

I'd make some feature photos like that - would entice people to view.

Who is the target market for 3 bed flats? What are they after?

Thank you :)

I was expecting this to be a basement flat. It's so so dark.

Blimey it’s scary how little you get for your money in London. It looks tiny, dark and oppressive. There looks to be no natural light at all. The ceilings look very low.

I like your looking down pic. Minus the Duplo of course and with the chair repositioned perhaps into the window a bit. It looks much more loft like now I can see that. Before it looked dark and with low ceilings.
The fact the internal windows open for you to take that pic also makes me feel better about them.
I think you said you had a decent camera so nothing wrong with doing your own. Or at least practicing so you can see what works and what doesn't.
Pull out the sofa bed definitely. It will be less confusing and show off the size.
If doing your own pics you may also want to do some rooms in morning and some in afternoon for best light.
I bet it's actually pretty airy from seeing down, just a bit awkward to capture on camera

The pictures make it look really dark. Also, looking at the dimensions on the floor plan the pictures make the rooms look smaller than they actually are. From the floor plan it also looks like a four bed, why is it marketed as a three bed with study, is it because there is no window in that room?

Also, no mention on the listing of how many years are left on the leasehold, that is normally a sign that it might be a little on the low side.

Why did you choose that EA? They’re usually selling chain free rented places quickly at a good price. Photos not their strong point. For the Royal Arsenal, I do think it needs the “glamour” to showcase the lifestyle and merit the price uplift from outside the RA. Set your search to royal Arsenal and see the photos done and pick an EA like that. Photos of your flat could be stunning. Felicity J Lord Blackheath would be a good one, JDM, Winkworth, Truepenny’s, Brown and Brooke are the sort that do your type of flats/have the clients.

Nothing helpful to add but just felt compelled to say my mum, dad and nan used to work there and I wish they were all alive to see a small part of one building being sold for £475k. I feel old!!

There is a service charge isn’t there? How much is that per month/ year?

Jesus Christ how do people afford to buy in London 😩

I would also say it looks very dark and depressing. Needs some light!

@Mummyford

Agree about de-cluttering-- the clutter of shampoo and stuff in the shower I think gave me a visceral feeling of needing to tidy, which is not the emotion you want to evoke in potential buyers.

Same with putting out a few colourful bowls and/or some bunches of flowers.

Also agree that your EA's photos are pretty rubbish. Yours are much better. You definitely want to emphasise the uniqueness and loft-like aspects, which their photos completely fail to do.

Small things, but
-I'd swap the kettle and the kitchen aid on the worktops- I like to see something that looks less like an operating theatre and more like a welcoming family kitchen and the red is a nice splash of brightness.
-I'd take down the smaller pictures and leave just the mirror over the dining table (moved a little lower) and possibly put the other pics over the sofa next to the piano.
-could that sofa go in front of the windows facing out into the room and the piano move down a little?
-in the living room, can the wooden shelf and green chair be swapped? So the shelf is against the wall and the green chair is facing and angled toward the sofa at the end away from the window?
-if you can bear having only one bedside table (even briefly), I'd move the one near the wardrobe out, put the lamp that's on it on the piano, and move the one from the piano onto the chest of drawers in the master bedroom. I think the one on that side makes things feel a bit cluttered.
-I'm not sure about wardrobe doors - what about a nice, plain linen or velvet curtain pulled across? It looks like someone in your household sews...

Good luck, OP. Someone will be thrilled to make it their home!

Thank you so much for taking the time to make all of these suggestions!

Plants and a few more pictures . It on the whole looks ok but just a bit stark .

@Caspianberg

There is a service charge isn’t there? How much is that per month/ year?

A lot 😆 there's a reason I'm don't want that in the listing!

Anyone who looks at these sort of developments will know that though.

@StaplesCorner

Nothing helpful to add but just felt compelled to say my mum, dad and nan used to work there and I wish they were all alive to see a small part of one building being sold for £475k. I feel old!!

That is so cool they worked here! I love the history of the place. There's a lot around the connect (this old side of) the development to its past.

Agree it’s incredibly dark. And the low ceilings would put me right off. I wouldn’t even be willing to view it because those two things are major no go for me. If you can get photos taken with additional lighting brought in that could help a lot.

Also it’s neither spotlessly sterile or cozy and homey, I’d try to stage it one way or the other. But I think you’re going to struggle with that level of darkness, no outside space for that price. We sold our same sq ft purpose built Edwardian flat with huge garden & period features for only a little more than that in a much better location.

Any serious viewer is going to ask the service charge. Put it on the listing, or at least tell the agent to make the viewer aware. Saves a lot of messing about later.

Your right move listing is your advert and that advert is not going to get people through the door.

I won't go over what others have said but your listing needs to shoe lease length, service charge and ground rent. What's the point if you get people through the door and they can't afford the service charge and ground rent? It's wasting your time getting the flat ready and their time viewing. Be honest up front.

It wouldn't be for me and I would discount it on the window situation alone, but I can see a young group of housesharers maybe buying it or a young professional couple. You need to target your photos and property to that market in my opinion.

We are flat hunting in Central London. It is bonkers-so many to choose from-prices dropping day by day. Agents telling to ignore the price and make an offer. Sales seem very flat.

If you arent stating the service charge that might be the reason you are getting no viewings.

Agree with others that you need a picture of the double height ceiling for the flat to make sense. The living room could do with looking more cosy and lived in - TV, a couple of cushions and a nice throw and a mirror or 2 dotted around the place will also help to make it feel bigger and lighter. I'd get all pictures redone, and hide things like cleaning products/kids bath toy storage thingy.

Do they allow dogs? That is missing from most adverts and would be helpful to know?