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! 😊

The presentation is fine, so I'd guess it's the price. The outside is all a bit depressing, but there's not much you can do about that.

Well if you search within 1/4 of a mile of Bounds Green and put in to view only properties which have 3 beds or more, you can see what you're up against OP, much nicer conversion flats, which will have lower lease charges, not on the 406, nice and leafy grounds and surrounds and CHEAPER

You really need to lower that price.

This is what I see about closest station. Have to go into “Nearby” to see tube. I had no idea where Bowes Park is, but a lot of people are familiar with tube station names. They seem equidistant so ask the EA to move the place marker slightly so tube station shown at top - they can do that.

Ah thank you- not sure how I missed that.

www.rightmove.co.uk/properties/73963068#/?channel=RES_BUY

This has been on sale for nearly 2 years and is cheaper than yours

I agree with this.
Lose the bags on top of the wardrobe, it looks cluttered and suggests not enough space.

It isn't badly presented though so look at price.

Pictures are good, apart from the bare balcony, that needs dressing. Haven’t read the whole thread, but when I was buying a blank service charge etc was a red flag, so I wouldn’t then view.

www.rightmove.co.uk/properties/123580283#/?channel=RES_BUY

This is the probably the most comparable with yours, although it has 2 parking spaces. In terms of it being purpose built and its clearly not ex council as some of them around the price point are

But it has also been reduced and clearly cant sell, it has incredibly high service charges (to my mind, which is why I wouldnt have a purpose built flat again)

Living on the north circular is not “par the course” in London! And that’s the kind of outdoor space that people will tolerate in zone 2 but not in actual suburbia.

The exterior photos are terrible, the cladding is alarming for anyone with bitter experience of flats and the lack of info on service charges etc just looks evasive. You need to reassure people that you have an EWS1, give them info on the additional costs etc.

But fundamentally it’s price for the location that’s your problem.

@TimBoothseyes yes I know it’s described as a maisonette in the blurb but anyone who excludes flat from their search because they don’t want just one floor won’t even see it.

Definitely change the first photo. I clicked on the link and thought you had posted the wrong one. Thought it was an office building.

I live in southgate and work in palmers green. I think may be the price is probably too much for a flat/apartment in the area. Terraces with gardens around work are marketed at 550-600 (from what I have seen) around where I work with good distance from the 406. Also no details on how long the lease is and unfortunately no appealing outdoor space.

Inside is lovely. I don’t agree with people saying to show less things- that suggests that there’s not enough space for stuff. Showing that the rooms are big enough to have lots in helps which you’ve done. The outside photo looks awful and I wouldn’t show that. Maybe you could put plants and bamboo screening up at the balcony so you can’t see the carpark. Other than that it’s lovely. Good luck xxx

That first picture is so off-putting!! Makes it look like you live in a multi-storey carpark. The interiors are really lovely though! You really need to dress the outside spaces. They look terrible. Focus the photos on lovely seating areas, loads of pot plants, add some small trees,
parasol, maybe even fairy lights. The balcony is so bare, and the red brick makes it look like the inside of a garage!

The description doesn't mention that it has an ESW1. Does it?
It has cladding and so if not mentioned the assumption would be that it is unmortagageable.

I disagree with a PP who said the rooms are small. They look bigger than my 3 bed house. The balconies look a bit barren. Definitely needs details about time on lease, ground rent and service charges because they vary so widely and it looks like they're being hidden.

I think it also needs a bit more colour. My DH had a similar issue when selling his new build flat though his was much more "bachelor that's never decorated ever". The estate agent suggested he buy some cheap house plants and big outdoor pots with larger plants. He picked up the houseplants from Sainsburys and some large cheap pots from Homebase. She was very clever with moving them around for photos so you couldn't tell the same plants were being moved around and used again. The effect was very impressive though she was particularly good at it. She also showed up with a bouquet of flowers and some bud vases from Ikea along with a few soft furnishings (his place was literally just furniture and curtains). Every room had some colour and some greenery and looked much more loved.

Your flat is lovely, but if you've had no viewings at all then honestly the problem will be the price. It's too expensive.

Many people are moving out of London since the pandemic. Flats in particular have become really unpopular due to high price, lack of outside space, extra surveys with cladding etc etc.

I also personally don't like the term "offers over". Just list it at the price you are looking for.

Also make more of a feature of the outside space. Outside space in London is a premium. Make it look nice. Some cheap pot plants or a chair on the balcony to make it look useable. Get some new outside shots taken on a sunny day making the most of the point of having outside space.

But honestly the most common reason any place for sale doesn't get viewings is the price point.

Good luck with the sale!

First photo is awful. Get rid of that.

Put some plant pots and nice furniture on your terrace - maybe even a sandpit - and have that as your first photo. Outdoor space sells.

Get a Kallax or similar to divide your main living space so that it’s clearly a ‘living area’ and ‘dining area’.

Put a bed in the office so that it’s clear that room is large enough to be used as a bedroom.

move the bags of stuff off the top of the wardrobe - it looks like you don’t have enough storage space.

Consider taking photos of your actual storage space to show you do have it (it’s obvious on floor plan, but not from the photos)

Good luck

It’s the photo of the while complex looks very bleak and not very private - I would take that off and let people drive by and see for themselves.

On your own page in the stats bit it says the average price for a flat in the area is 377k.

I don't know the area but it does seem quite high.

Speaking to agents outside of London they also said the market for flats is slowing down as people are moving out and wanting more space as they work from home more. So house market is booming. Flats not so much.

Sorry I agree with starting again with a different agent. There's a lot of basic stuff missing on your page.

Rightmove is the site you should have it on. I don't think many people look at zoopla. I never do. Some greenery/plants?

No one wants a flat with no outside space in London unless it’s a bargain.

its on rightmove

I would also consider a different agent. Get some other quotes.

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

I'm sorry, but that was my first thought as well. It looks like a place of work on a trading estate from outside.

I agree that you need to add some plants in pots in the outside spaces as they look very bleak and functional.

However, I like the inside a lot.