What is wrong with this flat?

[Danni677]

www.rightmove.co.uk/properties/93970370

This ticks all my boxes. It is a reasonable price for the area but has been on since Jan. just wondered if I’m missing something?

It’s a fairly busy road but that’s ok.

Thinking of booking a viewing but don’t want to waste people’s time if there’s something obvious I have missed.

’Stealth brag’ give over 🙄

It's tiny. That's what's wrong with it. Who in their right mind would pay that amount for a postage stamp? So stupid.

It's not really a 3 bed. It's a 2 bed which is being advertised as a 3 bed by putting a bed in the sitting room. I don't know much about prices in that area but you should compare it with other 2 bed properties to get a better idea of whether the price is reasonable.

“Substantial communal gardens” = massive monthly maintenance charge.

The master bedroom en-suite does not have a shower or bath - or enough space to put one in - so you'd need to go downstairs. It will be very hot in the summer, and possibly very cold in Winter, if it doesn't have excellent insulation. It looks to have good storage from the floor plan - but the access doors are very small, and not sure how far you could get actually get in to store things.
The kitchen/living room is very small - difficult to see how to extend it as you would need to deal with the internal staircase and bathroom to do this.

For me - I think it could work well for a couple - I would use one of the small bedrooms as a snug and have the TV there instead of the kitchen and use the kitchen just as a kitchen with a big table for having people over (which would be important for me - maybe not for someone else). I would use the other small bedroom as an office to WFH with a sofa bed for guests.
But coming downstairs to wash would really put me off (though you'd probably get used to it, esp if you didn't have to share the downstairs bathroom with others).

The other thing is this - For details of the leasehold, including the length of lease, annual service charge and ground rent, please contact the agent.
These details are critical and could make or break it.
The location is great, as is the 'curb appeal'.

No space in the bedrooms for wardrobes or drawers.
No space in the kitchen for any appliances at all - washing machine? Dryer? Dishwasher?

I like it a lot, but I'd be wary of maintenance costs, esp in an older building. I also don't like bedrooms in the loftspace - unbearably hot overnight in the current weather, and expensive to heat in the winter. I'd also be wary of having no lift.

There's not a lot of living space, but I don't think OP mentioned if she has children or a partner. Personally this layout and amount of space would suit me as someone with youngest dc about to leave home. I'd use the smaller bedrooms as an office and extra living space that could be used for guest rooms when dcs or others visit. Not everyone needs or wants to maximise living space. Being in a central location might be a higher priority, but I think there are more practical central London flats in this price range.

I’m going to see it as it’s in the location I’m buying in. I’m specifically looking for two Flores with loft conversion. I’m not interested in the one but useful for comparison.

@WinterDeWinter

It really depends on who's living there I think. If you're a single parent with one child it could work really well if teenager takes attic bedroom, you take one of the lowers, and the third bedroom becomes a snug second sitting room with a desk (ie designed to be used as living space away from the open plan bit).

Exactly why I am specifically looking for a flat like this on two floors (not interested in this specific one but will have a toot for comparison). I’m a single parent and am looking for something where DS will have his own space to grow into.

One big issue is that it’s the size and style of a starter home but that few people looking for a starter home can afford it.

Stamp duty is £63,000 which also has to be covered from savings, which again drops the number of people who’ll consider it.

Depends what you want. Space isn't everyone's priority, and many people would happily downsize for a central London location, walking distance to work or leisure facilities.

Surely it is more stupid to waste time and money cleaning and heating a large home and commuting to work on the tube if you don't actually need all that living space?

But if you're looking for a three bed home, presumably you do need a reasonable amount of space?

Westminster and RBKC, the 2 most expensive and wealthiest boroughs in the country, have the cheapest council tax in the country, @Bubblebubblebah.

Lots of people have given you good advice about potential issues like the EPC/service charges/parking/headspace etc @Danni677 but I think the real reason is simple, it's the square footage. It's priced the same as 2 bed flats in the neighbourhood with the same square footage. Although, TBF, it's probably still overpriced because a lot of the square footage in the master bedroom isn't usable.

The EPC and the lack of ability to improve it is probably an issue for any buy to let investors. Although, if it is listed, it may be exempt from the rules.

Plus, it's with Foxtons, who are notorious for overpricing, which explains the high starting price and subsequent reductions.

Two of my friends have lived on Warrington Crescent at different times. It's a great place to live. The gardens are amazing. That flat is tiny though... It would make a fantastic 1 bed flat, and an ok 2 bed flat.

Why do you need 3 bedrooms? Do you have DC or do you need space to WFH? I don't think it has enough space for 2 adults + 2 DC. It could probably work with some reconfiguring and dual use spaces if you just need home office space and a/or guest room.

There is a shower in the master en suite, it’s a wet room. Small though.

Maybe people think you're not in your right mind and stupid because of where you choose to live. It's subjective, but the area OP is looking in is very desirable so they're hardly on their own.

Thank you very much for all these comments, even the rude ones 😆

The point about heat/cold is a good one and I’m going to have a chat with the agent about viewing this week.

Size and layout are ok for us- semi-retired couple in our early 50s needing spare rooms for visiting family. We currently live in a our family house in north London which has been great but isn’t right any more (too big now) so we want somewhere smaller but in a great location. I know people have been saying the bedrooms are small but to me they seem pretty big. You should see some of the places I’ve viewed!

Definitely don’t want to go further out- if anything, I’d like to be more central but obviously it’s all a trade off.

Thank you again.

It makes a lot more sense for a couple downsizing than what I’d imagined, which was a younger professional couple who had not yet had children.

The only thing I’d think about in your case is whether you are thinking yet that it may be your home for decades to come. If so the stairs may not look so appealing at seventy as they do at fifty.

If this is your downsizing final move you would be bonkers to go for a third floor flat! Early 50s is still very young these days but 60s and 70s creep up on you and you don't know if you will manage those stairs in 10 years or so. If looking to downsize get something you can stay in forever. Think of all the stamp duty etc..... you will waste.

This. We love our house but we’ll have to leave it at some point. It won’t take a stairlift and there’s nowhere downstairs to install a shower.

OP, what do you view as “central”, ie what is “ground zero” in London for you?

The traditional centre is Charing Cross (the point from which black cab’s obligations are set), whereas for me it’s the square mile. You’re writing as though this flat isn’t truly where you feel the centre is, and it feels quite compromised for not being in the perfect location.

The rooms all look like they’re in eaves, slopping ceilings. I’m tall and I’d hate that.

How about this as a more central alternative at £1.1m? Bit close to the Marylebone Road but otherwise looks amazing:

www.rightmove.co.uk/properties/125073101#/?channel=RES_BUY

Probably Charing Cross, tbh. Work is Chancery Lane but I only go in once a week. I'd like to be able to get to Covent Garden, Soho, Marylebone easily. I've been looking at Bloomsbury and Fitzrovia but we really need 3 beds so not much available. Budget is up to about £1.5 but I would prefer to spend less.

@JimDixon That is a beautiful flat but sadly not for us as we need spare rooms.

Park Crescent is lovely, and that bit has just been partially rebuilt. I used to live sort of behind it on Devonshire Street, and it’s the bit of London I’d choose to live in again if I could ever afford it. Twenty minutes’ walk to Oxford Street, thirty seconds into Regents Park. It’s set far enough back from Marylebone Road that I wouldn’t worry about noise, to be honest.

@Danni677 have you looked at Victorian Westminster? You seem to get more for your money there. And will be on the No 11 bus route.