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8 weeks on the Market and no viewings

130 replies

Roxett · 29/05/2022 16:15

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! 😊

OP posts:
Jem57 · 29/05/2022 18:58

Looks ok to me,but in Liverpool you could get a 4 bed detached with double garage and still have change to fully furnish it,can’t believe London prices

Addicted2LuvIsland · 29/05/2022 19:01

Looks lovely. I would get some really nice matching pillows and bead spreads in the bedrooms and just give it a general face-lift. Put any and all clutter away. It's a bit late as photos are now out. Make outside space look more appealing. You'll get viewings don't worry. I would change agents if necessary. Sometimes taking it off for a bit then popping it back on at a later date can help.

zafferana · 29/05/2022 19:01

For me it would be two main things that would put me off, because the flat itself looks nice, clean and well-maintained.

The minuses are:

  • the building looks like an office, not a residence; and
  • there is no garden, just a bleak little patch of paving. As you have a 3-bed you're appealing to families, so this is an issue, particularly post-Covid when everyone is looking for a place with outdoor space.
I would ditch that outside photo altogether, or perhaps have a more flattering one taken. No one wants to see the car park. And if you still don't get any interest, I'd rip up the paving slab 'garden' and lay some turf. Could you do that if you wanted to?
Floweryflora · 29/05/2022 19:01

I also think it looks nice from the front, but I guess you don’t want to put the pic of it as it’s actually on the north circular?

I think you need to write you have the EWS1 certificate , it’s the first thing that occured to me when I saw the cladding.

the second was it was very cold and clinical looking. It doesn’t feel very warm and inviting, I guess as it’s painted stark white throughout with heavy dark furniture like the sofa, it kind of leads on from the outside also being quite stark and cold/clinical looking.

overall it’s a lovely spacious flat, it’s clearly not cluttered, but I think not even mentioning you have the certificate, and not adding some nice touches to the living room or balcony and showing so much of the stark outside doesn’t help.

zafferana · 29/05/2022 19:03

Oh and put some plants on your balcony - a shot of paving slabs isn't attractive.

Floweryflora · 29/05/2022 19:14

I agree in thr balcony,

if you screened the glass in some of this stuff, , it would at least make it look softer and hide the view of the car park and give a semblance of privacy,

if you want to do it cheaply something like this.

www.amazon.co.uk/eXtreme®-Instant-Artificial-Screening-Realistic/dp/B00XQYB4QQ/ref=sr_1_28?crid=23SQRDIOH6K2E&keywords=Fake+hedging&qid=1653847667&sprefix=fake+hedging%2Caps%2C79&sr=8-28

if you are willing to spend some more, then these are lovely and you could take them with you when you go.

www.screenwithenvy.co.uk/collections/all-garden-screens

also put a little table and chairs out there, and some plants.

Wouldyabeguilty · 29/05/2022 19:15

Inside is lovely but outside is dire, I thought it was a factory at first which is a shame because I love the inside, really spacious.

FlowerArranger · 29/05/2022 19:17

I know these comments must be hard to take, @Roxett , but when it comes to real estate there really is no point in beating around the bush. I think it's difficult to think of a target market for your flat. Yes, it has 3 bedrooms, but most families will be looking for a house or a proper maisonette with garden - away from a major road. YUPPIES, to whom this style of housing might potentially appeal, may be put off by the location and because it's over two floors. Many people who buy flats do so because they want everything to be on one level.

I think you need to talk to quite a few local estate agents to get an idea of what kind of person might want to buy your flat. Maybe a single person or couple who might want to rent out the spare room? It's tricky...

Also be ruthless about getting rid of stuff and clutter to make it look bigger. Eacu bedroom should look like a bedroom. And no unrealistic wide angle shots... Plus, as has been said, brighten up the outside space to make it look more like a garden rather than bike storage.

HalfShrunkMoreToGo · 29/05/2022 19:21

There are 6 x 3 bed flats in the N13 postcode and yours is the most expensive. I'd look at the other 5 first, unless yours is much much nicer than all 5 of those then it wouldn't get a look in.

Thegoodandbadlife · 29/05/2022 19:23

Sadly housing market in the SE is slowing a lot and houses aren’t getting the interest they use - what use to be 10+ viewings is 2 now if you’re lucky according my EA contact in the SE. Since covid, sadly flats are becoming less appealing as is living in London especially with wfh.

bellac11 · 29/05/2022 19:23

I dont know why people are saying its cluttered, it couldnt be less cluttered if it tried! Its cold and empty which is half the problem

C152 · 29/05/2022 19:26

This is tricky, OP. It's unfortunate that the main thing that is offputting for me is something you can't change - it's a really ugly block seemingly plonked down in a street full of more traditional houses. I would also say the 3rd bedroom is more of a boxroom rather than a useful bedroom.

However, in terms of things it is possible to change,if you want to, lots of people find it hard to imagine living in a space, so you have to paint a bit of a story for them. For example, I would make the balconies look more appealing by adding some plants; if you can hide the plastic bags on top of the wardrobe somewhere out of sight, that would be great; remove the exercise equipment and tidy up the desk in the box room; if you ever had a rug in the living room, put it back, as it looks a little too bare at the moment.

I'd also get the estate agent to correct the typos in the ad and state how long the lease is.

It's already a really clean, tidy flat OP; it may only be little tweaks here and there, and perhaps re-framing the content of the ad - it's very factual and doesn't exactly paint a positive picture. A lot of sites now have a message from the owners about what they loved about living there (a little cringe, I know, but still useful) or their descriptions are more generous e.g. it mentions the balconies but doesn't highlight how big they actually are (many people aren't good at visualising a space just from the numbers on a floor plan) or what they could be used for - the large terrace provides fantastic outdoor entertaining area plus abundent room for the green fingered to grow their own fruit and vegetables etc. (I'm not a wordsmith when it comes to selling houses, but you get the point.)

Also, what has the estate agent said about the lack of interest?

bellac11 · 29/05/2022 19:30

I think the 3rd bedroom is a good size but you cant tell because of the photo and the equipment in there
Its a normal size for a third bedroom that you would find in a bog standard 3 bed house

TheArtfulTodger · 29/05/2022 19:37

For me, I wouldn't even view because of the location. When I was looking to buy the agent waxed lyrical about a house on a far less busy "main" road than the north circular but nothing persuaded me.

So obviously you can't change the location but you have to accept that your pool of buyers is smaller. How can the agent appeal to that market? If they won't put more effort in, change agents. They get a fat fee, they should work for it!

Someone may look at it as an investment property if the price is right.

Otherwise what PP have said, dress up the outside especially minimise the car park view! Some climbers in pots maybe?

I hope you find a buyer.

UnderTheMoonlightWeDanced · 29/05/2022 20:07

CLADDING! Honestly this would be the first thing that popped into my head and I wouldn’t even go near (even without knowing of it was effected or not) based on all the trouble others in flats are going through

nongnangning · 29/05/2022 20:07

I live within a mile or two of you OP, so know the area

The flat itself looks lovely, modern, well-kept etc. But you are right on the side of the North Circ aka the road from hell. And are you actually in the catchment of Bowes Primary (Ofsted outstanding), which although is very close to you as the crow flies, maybe not, because the road is in the way. So I think it is price, not based on the actual flat itself, but the location of the flat and its access to amenities.

UnderTheMoonlightWeDanced · 29/05/2022 20:10

Also your patio looks really bare I would have lots of plants a small seating area, trellis etc look on Pinterest for transforming small patio areas it’s amazing what people do with a tiny amount of space

RoseMartha · 29/05/2022 20:21

Looks nice inside but the outside looks like an office block. Maybe the first picture needs to be the one where the patio doors are open.

I have no idea of area and prices for your area so can not comment on that.

Crikeyalmighty · 29/05/2022 20:22

I think it's a nicely presented spacious flat, but you can't change its location which isn't for everyone, so it's going to have to be the right price and at the moment it looks quite a bit overpriced

YouOKHun · 29/05/2022 20:30

I went straight to the map as I imagine a lot of people looking in that area would too, and saw how close your building is to the North Circular Road (as mentioned upthread). I know you can’t change that but I suspect the price is too high because of this. No Londoner expects real quiet but even a diehard Londoner struggles with too much proximity to the North Circ which has had some very bad press recently about its pollution levels. Being so close to one of the most polluting and busy roads is one thing but also many local facilities will always be the wrong side of it and it’s a pain to have to get across it by bridge or underpass or drive on it with regularity.

I agree with others about the pictures and the lack of info about costs too; lack of clarity makes anyone assume unpalatable information is being glossed over which might not be the case. It’s nice and clean inside and modern. It’s the North Circ I think 🙁

C8H10N4O2 · 29/05/2022 20:49

I suspect the "OMG 500k for a FLAT" comments are outside of London.
However I agree with PPs who say the description serves it poorly.

It needs to be listed as a three bed maisonette/duplex of 100+ square metres within minutes of a zone 3 tube - ie something which makes it clear its as large or larger than many terraced houses with three beds, not a flat and it is well located for commuting.

Most people also want to know the lease length for leasehold , that the cladding is the right sort and mortgageable etc
Price doesn't seem outrageous for that part of London but it can vary by individual street - its worth what someone will pay ultimately.

Agree
that the outside pictures need redoing.
Soften both terraces with some planting and colour, I think the inside pictures are ok, then resequence the pictures and maybe make the main outside picture a softened terrace.

Being the "wrong" side of the North Circular for catchment school won't be an issue for everyone wanting a town style flat.

bellac11 · 29/05/2022 21:01

You only have to look at comparable properties size/bedroom/outside space to see its very overpriced, particularly with the price drop in that post code

zafferana · 29/05/2022 21:04

Another idea for making the outside space look more attractive @Roxett Google 'pot garden ideas'. You could have a lovely array of plants in pots that you then take with you to your new home, but it would really soften the look of all those concrete slabs.

CooCooMoo · 29/05/2022 22:34

Very few people in Grange Park, where your estate agent is based, are looking for a flat on the North Circular so you need to find an estate agent with relevant passing trade. Good luck.

NewHouseNewMe · 30/05/2022 07:36

This flat is a perfect buy-to-let purchase. The very things that prove problematic for owners are a plus for landlords:


  • Close to transport

  • Outside space but no garden to maintain

  • Three bedrooms so sharer friendly

  • low service charges

  • Fully decorated

  • Own entrance so sharers can’t annoy other residents

  • Bike storage!!