8 weeks on the Market and no viewings

[Roxett]

Hi All!

We have 8 weeks on the Market and no viewings. We have reduce to a more realistic price from the valuation we've got from the estate agent.
We are in Palmers Green, really close to the tube, train and schools. We are next to the North Circular Road but the flat has triple glazing windows and we don't have any complains about the noise or anything. We just need to move for upsizing reasons (the family keeps growing)

We are looking for honest opinions, Can you please help us?
Here is the link: www.zoopla.co.uk/for-sale/details/61210267/

Thank you! 😊

Okay so on Streetview, the side of the building facing the street is way nicer. Why not show that side and the context of the residential street instead of that grim car park side??

You need to reduce the price it was a new build three years ago and the average price was nowhere close to your asking price.

I think it's a nice flat but I'd advise decluttering the kitchen, get all the stuff off the benches that doesn't need to be there. Also the stuff on top of the wardrobe, put that somewhere else. Same advice for the office. I'd also put more pots of plants on the balcony.

Also get the photographer back to take the bathroom shot again, the shower looks like it is hanging off the wall.

Get rid of the outside photos. Remove all the stuff on top of wardrobes as already mentioned.

The interior looks clean and looks fine but you have to be brutal with anything that looks like there isn't room to store it.

The outside area is a bit bleak and needs to look more welcoming as outdoor space is just as important to some people as indoors nowadays.

I know the area and to be honest the location on the north circular is probably your biggest problem. Definitely change the first picture and the price is too high. There is a 3 bedroom in Princes Park Manor which is a much nicer setting for 50k less.

Just had a look on Rightmove and couldn’t see it. Is it not on there? Rightmove is the most popular site by far and the only one a lot of people look at. If the agent won’t pay for Rightmove, change agent.

Exterior photos aren’t great. I’d drop most of them completely. Your first photo should be a good one- how about your lovely kitchen?

£550k is a better price point for Rightmove searches.

I think it’s the price tbh. I had a look at the sold prices for that road and the highest paid was £570k sold as a new build in 2018. I know a few people who have sold in London for less than their 2017/2018 purchase prices, the demand (and increases in value) seems to be for flats with private gardens.

Ah, I see that you have already reduced it, sorry OP but there is no way it is worth nigh on £600,000 first listed at nor imo is it worth £570,000.

Although actually from the front, it isn't at all, it's a rather nice apartment block. Showing this back end with the car park and all the gubbings does it no favours.

I think you could make all the changes suggested above but it won't make a difference. It's simply overpriced.

There are three houses for sale a couple of streets away from us (similar area to Palmers Green and not too far away) 4 bed semis with loft conversions and extensions. Two out of the three went on the market for £750k - completely delusional pricing! The third went on for £650k, sold within days. Both of the other houses have now dropped their prices but not enough (still over £700k) as we heard that one of them has only had two viewings since going on the market. I party blame the EAs who are being totally unrealistic with the vendors and really they all need a massive reality check.

It's a great flat OP. I am not convinced the north circular bit is the issue - that's par for the course in London. I think the pics are t that great.

www.zoopla.co.uk/for-sale/details/61531340/ - see how this one has the kitchen first. I think that could work well for you. Your kitchen is really nice. I also agree that making the most of your out door space - which in London is at a premium - would be good. You've got that nice outdoor sofa - could you move it onto one of the balconies and get some plants and some festoon lights or something? Price wise you look pretty competitve with other things nearby.

I think you should ask for some new pics. Agree with PP about getting rid of as much clutter as you possibly can for the photos - so be there when they're being taken and whip things out of the way (eg in the bathroom the kids step).

In your bedroom - agree about getting rid of the storage bags. Also make the bed with the pillows on top of the duvet and put a throw on the bottom of the bed and a couple of nice cushions on top of the pillows - I've added a picture of what I mean.

In the office - clear all that clutter out the way and the exercise bike - again this can just be for the photo.

Good luck!

Bet the op is sorry she asked now.

The first picture makes it look like you live in a carpark to me. The balcony with the transparent railings seemed a bit bleak and lacking in privacy.

Other than this and what others have said about information lacking, I think it's a nice flat.

www.zoopla.co.uk/property/uprn/207079499/

This one recently went for £550. A house, garden, better location. So price. Honestly, in your shoes I’d start again with a different agent.

Price, if I click on the similar properties I find flats for 100k less, or houses for 50k more. Whilst I appreciate I do not know the area with with rise of WFH I'm not convinced London location has as much weight.

The outside shots look like a multi storey car park but the outlook looks quite nice.

I'd definitely ditch photo one. The living room shots are a bit odd but overall it looks nice.

I agree people aren't getting past the outside shot and it needs to be on Rightmove as well.

The outside and living room look drab so people are maybe put off before getting to the nicer parts

sorry, posted too soon. Being right on the North Circular is a real issue, I think. Did you have multiple valuations done?

Is the cladding the bad kind?

sorry and I am not someone who cares about kerb appeal but to me honestly it looks like you are living on an industrial estate :( the inside is lovely but really let down by the building and the surroundings. I had a quick look at what else is available around you in the price bracket and you can get better views with the same high spec finish for the same as your asking price.

My immediate thoughts:

The first photo is awful…
it needs to be something that pitches it as a home, not a car park

The stuff on top of the wardrobe makes the room look cluttered and makes me think there isn’t enough storage space

The pic of the study makes it look cluttered also

’offers over’ is everyone’s pet hate. Just give an asking price…

Good luck with the sale
I agree with others that you probably need to move agents and have a fresh relaunch with very different pictures so it looks like a brand new listing

its there www.rightmove.co.uk/properties/122254046#/?channel=RES_BUY

Definitely needs info regarding lease and management charges. I would not consider viewing without that.

It is described as a maisonette in the blurb underneath the photos.

Needs to be called a maisonette, not flat. Include the total square metre or footage in the features.

The tube station isn’t showing as nearest, that will retain a lot more browser’s attention. £570k for a flat on the outskirts of London near N-S Circular sounds crazy, £570k for 105sqm near a Zone 3 tube station does not.

I had to spend more than 5 seconds to find out that this is 2 floor, 100sqm+, zone 3 tube station within 15min walk. People will just scroll on.

I agree remove the wide exterior shots, lead with a photo of front door to building with pots around it. People want to see something they’ll be glad to come home to.