Viewings but no offers....

[SpidersAreShitheads]

Hi all,

I posted here previously as my DM is selling her property and didn't have any viewings. There were some pretty big issues with the estate agent (including fraudulent signatures!) so DM switched to a new EA and re-listed at the start of October. Instant change - quite a few viewings! But no offers.

The problem is that the layout of DM's dormer bungalow is tricky. Downstairs the living room, dining room and kitchen are large, bright and spacious. The bedroom downstairs is decent. Upstairs, there's one very long bedroom which is relatively narrow which has an ensuite. There's another bedroom upstairs which is small and a third "bedroom" upstairs which is also small but contains a boiler so is fine as a study/dressing room etc but not a bedroom. So it's a 3/4 house - but with two good-sized bedrooms, one upstairs and one downstairs. Awkward.

Valued at £295k and listed for that - had quite a few viewings but no offers. Reduced to £285k and had some more viewings but still no offers.

It's now been on the market with the new EA around 6-7 weeks - about 12 viewings but no offers. Feedback seems to have been generally positive. One person said the garden was unsuitable for younger children, and one said they didn't like the upstairs layout. Oh, and one other said that they would want to change a lot so it wouldn't be affordable. Apart from that it's all been "it's a lovely house, we're going to look at others today and will let you know" - and then nothing. I tend to think that when you want a house, you know - so when they say that they're going to get back to the EA I instantly assume it's a no-go. But no useful feedback about why it wasn't for them. Obviously DM leaves the house and lets the EA manage the viewings so it's not as if she's sat there watching them with a beady eye!

For multiple reasons DM is desperate to move asap but can't afford to take much less than the current asking price - could drop to £280k but is reluctant to go lower, not that anyone has offered! I could maybe push her to accept £275k but I'm only 50/50 on that. Multiple EA have valued the house at £285k to £295k so it's not overpriced.

Should we be concerned that there are a reasonable number of viewings and no offers? We are going to be moving too and we would need a 3/4 bedroom house and her layout wouldn't work for us, so I totally get that it's a bit niche. But then if I was a buyer, I wouldn't go and view it because I know it wouldn't be suitable. Presumably if people are viewing, they've seen the dimensions of the bedrooms and the split layout and don't think it's a problem?

Houses locally are selling well even though the market has cooled a bit since the end of Sept so I'm concerned. Do we just wait it out and hope that someone appears who loves it? Everyone else seems to have had a handful of offers once they've had about 10 viewings.

I've suggested to DM that she goes multi-agent from January and rather than picking a big national chain, try a local EA who owns their own EA business. I've got one in mind who seems really good. Other than that, is there anything we can do? We do desperately, desperately need this house sold....

I'll share the link in case there are any words of wisdom www.rightmove.co.uk/properties/114508046#/?channel=RES_BUY

If the agents have valued it at this price, it seems reasonable and I wouldn't say it seems overpriced at all.

I think the layout seems a nice layout to be honest and great for a family. There's a lovely big driveway and fabulous en-suite upstairs too.

I don't think the agent has helped with the photos at all. They've photographed the garden with a clothes line in main view which they could have removed.

I think some of the rooms look a bit sparse but cluttered with things piled in plastic boxes. Would it be worthwhile having a good sort out and packing these things away, rearranging the sitting room chairs so it looks a bit more welcoming, flowers etc and getting new photos done?

I personally can't understand people who can't see beyond these things, but some really can't.

It looks like it needs to be a bit more welcoming. The long rooms with dull laminate floors could do with rugs perhaps. And break up the space a bit - put a desk or dressing table at the end of the long bedroom. Or even better a sofa from downstairs (the living room looked like a modern old folks home with all the sofas/chairs along the walls.

Things that strike me.

1. Needs total redecoration. Looks like the kitchen isn't in great nick and there's damage to the floor visible in the photo so straight away I'm thinking about how much a new floor and a few coats of paint will cost.
2. No bath. Not good for people with young children.
3. Garden is also no good for young children.
4. All the clutter makes me think there's no storage space.

But who else is going to be buying a 3/4 bedroom house if not people with children?

Unfortunately the house doesn't look like a "must view" from the photos. If she will possibly take an offer at £275k then why does it say offers over £285k? If that price was already at the top of what i would expect to pay for a house like that, i would keep looking because the garden, general presentation and lack of a bath would put me off unless it was priced really realistically.

It looks a bit soulless. The frontage is almost industrial and the car port looks like it’s collapsing? The garden doesn’t look maintained and the bedrooms in particular look sparse and unwelcoming. I’m assuming the photos are particularly bad…but I’d get some pots and greenery out front, mow the lawn and take down the washing line, and actually present all the rooms for sale with nicer bedding and put the plastic boxes out of shot, etc. A bit of blue sky would help if they reshoot it!

But do get your mum to present it for viewings. It is hard to see past things and the ‘feeling’ people always talk about is created by either features or a sense of homeliness. I don’t think you’re getting either across here.

There are no measurements on the floor plan. So people are probably expecting larger bedrooms than they get. You'd be better off putting the dimensions on the floor plan so that only people interested in smaller rooms (or in knocking walls through, etc) come and view.

I remember your first thread OP, and I do think the house looks a lot better now - you must have all worked really hard there and it has made a difference. I hope you get the right buyer for it very soon, IIRC your own property purchase depends on it selling as well.

The lack of measurements is indeed a big omission. The EA needs to add them ASAP.

I think I remember your previous thread, if I’m right I think a lot of decluttering has gone on?

I think as you say it’s awkward that the third usable ‘bedroom’ is actually downstairs which won’t work for families who want kids rooms to be on the same floor, but obviously you can’t do much about that.

Generally when people get viewings but no offers it’s price.

@LawnFever and @ChicCroissant - yes, DM has done an absolute ton of decluttering. We also put in a new stud wall upstairs to create two bedrooms rather than just one large space (which the EA agreed would be a good idea and make it more appealing).

For context, DM is disabled and needs a walking frame to get around so her home can be a bit corridor-like as there needs to be room for her to move through. Same as for rugs, they are a no-go as they trip her up although to be fair, I hadn't thought of it and hasn't been mentioned before.

Kitchen itself is in good nick but there is damage to the floor, which could do with being replaced.

As I said on my last thread, I'm not precious about this property at all - really grateful for comments. But in the main, the things mentioned here so far would stop you viewing, wouldn't it? And I completely agree with you - I told DM to put flower out etc! The garden is a little bit unloved, it was my stepdad's responsibility but since his heart attack he has struggled. It's neat-ish, but not as pretty as it has been in previous years.

What I'm really interested in is why people would come round for a viewing and then no offer? Surely if the things you mentioned here were an issue, they wouldn't book a viewing in the first place?

The measurements are in the description - I'll see if the EA will put them on the floor plan, but they are there. Genuine question - would people not read them there? I know it's the first thing I check....

As I said, I do actually understand why this house won't work for lots of people - so surely you just wouldn't view it? I think it's much nicer in person than it is in photos, and there's a real sense of space. Upstairs is just a bit of a compromise, imo.

So what I'm saying is that I totally understand there are things that could be done better - photos are a bit meh, and no flowers etc - but that would affect viewings, not offers, surely? 12 or so viewings and no offers - but not really any negative feedback either - I don't know what to think....

@ChicCroissant - you have a great memory haha! Yes, we can't sell ours and move until DM's sells. I've got two autistic DC and the pending change is a real struggle for them tbh. At the moment, I have no idea if DM is likely to get offers in the next few months at all....with such a fast-moving market to get literally no offers is ringing huge alarm bells.

I've only sold one house before and that was purchased by a housing association so it was very fast. I have zero idea about these things. DM is upset, the DC are really struggling and I'm just at a bit of a loss as to know what to do.

Re the price, sorry, forgot to say.....I think I could persuade DM to accept £275k. Probably. She wouldn't be happy but I think her desperation to move might just clinch it. I could def persuade her to accept £280k.

If she would accept 280 then id get "offers over" taken off asap. It might be that some of those 12 viewings could have led to an offer if they had known she was actually negotiable. I hate offers over, because straight away if as a buyer you don't actually think the house has good potential but it's a little more than you think it's worth, there really isn't any point sticking around to make offers that the vendor has already made clear (by putting offers over) that they won't accept.

Sorry that should say if the buyer DOES think there's potential.

To be honest the photos aren’t great and the garden one is awful with the rotary line and pegs!

But that’s not a deal breaker.

I think you are a bit caught at the in between market as in many respects I would view this as a retirement property and not really family market as ultimately it’s an extended bungalow.

Absolutely nothing wrong with that at all. But in my view this isn’t the classic time for your core potential market to be viewing in the run up to Christmas. Early Spring and it could be a completely different ball game.

The space is good. People can see through plastic storage boxes and shower curtains etc etc. It will sell. These types of property are popular especially with the older generation. Hang on in there. I can’t comment on the price as I don’t know the area. But the only thing I would say is don’t get too caught up in refusing to reduce as surely there is no mortgage so if the price has to come down a bit in order to achieve a sale, a reduction isn’t necessarily a big sticking point.

I’m guessing that you are then both buying your next property together to accommodate your family and your DM. That’s a stressful thing trying to get it to dovetail together but give it time and it will all happen for you but it’s just not as easy as there are more bits of the jigsaw to fit together. Good luck.

I also agree with you. I would use a local independent Estate Agent.

It's a good house and should sell. The photographs are awful, and don't show it in the best light.
I'd change agents or at least get the photos redone.
I wouldn't be too quick to drop the price yet.

However, house selling has changed in recent years. Now people either expect a house to be a doer-upper and will offer accordingly, or they expect it to be like a hotel in terms of decor.

There are a few things that you could change for little/not much money to make it more appealing for photographs and viewings:

1. The outside: It looks very unwelcoming for a family with children. Get the drive power washed. It looks very dirty. Get some planters and make a fake "hedge" between your drive and the neighbours. Fix a piece of bargeboard or plastic corrugated sheet in a triangle shape between the front roof and the drainpipe at an angle on the carport.Look at the neighbours for an example. The way it is at the moment - it looks like it is falling down.
2. Livingroom layout is very institutional with 4 chairs. Make a sofa shape out of 2 of them by bunching them together (under the barometer), and put the other 2 - one each side - in a u-shape layout. Place the coffee table in the middle. Pack all of the knick knacks and pictures away safely to go to the next house.
3. Dining area - it should contain only the dining table and 4 pale chairs, with a vase of flowers on the table. Remove all of the other furniture, and the boxes.
4. Kitchen - look at a kitchen showroom - that is the look you are trying to get. So remove all the chocolate boxes, the fridge magnets, the half used bottles of juice. Take the pans off the wall and put them in a cupboard. Consider paying someone to lay modern Lino on top of that damaged floor. For the pictures, make sure all of the doors are fully closed.
5. Main bedroom. Ideally remove some of the excess furniture but at least make sure everything is away in the boxes, all doors closed and all surfaces cleared. The bed skirt looks stained. Get a bed valance and a new bright duvet set. Supermarkets do them cheaply.
6. Bathroom - at least for photographs and viewings - remove all bottles, the pirate knick knack, the bath mat etc. Change the shower curtains for plain white (again supermarkets have them very cheaply). Buy a fancy hand wash, a new towel and a bunch of flowers to accessorise.
7. The bedroom with the giant filing bookcase. Remove everything but the bed, bedside cabinets and the chest of drawers. Move the chest of drawers away from in front of the window.
8. Bathroom with the wire tray around sink. This is really a lovely space. Remove the wire tray, the other storage tray/tower and the mops/mats. Accessorise like the other bathroom.
9. Bedroom with purple bed cover. Remove the giant office chair and the pile of boxes/blue covers hiding something at bottom of bed.

10. I can understand why the garden is putting off people with families. It is not at all practical. As a start remove all of the washing whirly/bench seats/swing seats so that it is at least clear. If practical I would look at the layout of neighbours garden and consider removing the small retaining wall and smoothing out the garden into a gentle slope. Obviously this is a big job but not for someone with a weekend digger hire. Also, if you are considering dropping price by 10s of K then this will pay for itself. If this is not practical put a small fence around the top of the retaining wall so at least parents won't be afraid of toddlers running off it. 11. I'd consider styling the 4th bedroom downstairs as an office (perhaps using some of the excess office type furniture from other rooms). Then at viewings you can say - this can also be used as a bedroom. In terms of removing excess furniture and boxes - most cities have storage facilities. They usually have deals for the first 8 weeks or so which makes it quite affordable. I think that if you make the downstairs bedroom into an office you could use most of the excess furniture in there.

Good Luck!

This is your DMs most expensive item and it’s being sold really badly.

The photos will put off potential viewings and you need as many as you can get - that awful pic of the kitchen appliance, close up of a washing line? The mess in some of the rooms.

It’s bland and boring - even the front of the house looks awful in the photos.

I might view to see if we could improve it or see if it’s not as bad as it looks!

It needs colour and warmth and better photos.

So bedrooms 2 and 3 upstairs have no obvious bathroom to go to? Either traipse downstairs or use bedroom 1's en-suite? That could be putting buyers off.
Ultimately OP, if you're not getting offers the price is too high.

Despite what agents are valuing it at if no one is offering it's priced too high.
As others have mentioned the photos are bad and the furniture placement not good either. I appreciate your mother needs to get around but I'd say it needs restaging.
A local agent who is completely honest is the way to go.

Sort out the placement of the furniture in all of the rooms that your mum doesn't use - move the chest of drawers away from the window if possible, for instance.
If your mum's not there the estate agent could surely shift the chairs in the living room for the viewings.
Change the shower curtains and bedlinen to all white if you can and clear all the surfaces in the kitchen and bathroom.
Lose the photo with the washing line.
Get better photos.

It looks like most of the photos have been taken using fancy camera angles to make the rooms appear bigger. Could it be that the house feels smaller in real life than viewers are expecting from the photos?

Looks depressing. No colour. No plants. No soul.

I’d stage it for photos. So put the furniture where be would be if she didn’t have a walking frame then move back. And get someone in to clear the garden.

I think you need to tackle the front of the house a bit, that car port looks awful and first impressions count

Lack of bath would put me off, two shower rooms aren’t ideal for people with children.

Definitely better back garden photos, with the washing line down!

@oakpinehas some good advice.

Definitely agree with removing the rotary washing line for the photographs.

People are viewing because there isn’t much on the market and the photos are bad so it might be better in person. People are generally polite and will take the easy route of saying ‘very nice we’ll let you know’ rather than saying what’s putting them off.

Our reactions aren’t always rational - the bed base looking dirty for example makes me wince. It’s not necessarily conscious but it makes a negative association. If you want offers at top price you need excellent presentation.

I’d drop it to a straight asking price of £280k (offers over always puts me off) and settle for £275k.

Realistically, if your mum is desperate to sell she’ll have to drop the price until someone buys. It’s only worth what someone is prepared to pay.