How much would you offer? Pics Included

[Honeybee8409]

In reaction to a recent thread about price of semi-detached properties I am curious what people would offer for this property?

www.rightmove.co.uk/properties/85646043#/?channel=RES_BUY

I know its Winchester but looking for honest opinions

It seems a bargain to me but i live in an expensive area. What are similar properties for sale for, what are sold prices (obviously there's a lag), what prices are under offer. Most importantly what can you afford

It looks ready to move in, very little needing to be done. So I'd be looking to offer near asking price, if that is reasonable for the area.

The garden is rubbish but it's priced to reflect that so I'd expect near asking

I was thinking 560-565k

It's been on the market for ages, and reduced.
I'd chat to the agent about the fact you like it, but it's over priced, what might they take for it.
Go in at 540, expect to pay more.

The garden is tiny and awful and it's north facing so would be a big no from me. The inside looks nice. Don't know the local market so can't comment on price.

The garden puts me off but that house is beautiful I love the kitchen.

I would offer 540k though it seems rather overpriced for a 3 bed with a small garden.

I thought the price was very reasonable until I saw the lack of proper garden, even if that doesn't matter to you it narrows the market even you come to sell it. Most people with a 3 bed have DC or pets and want a garden with a lawn

That's suspiciously 'cheap' for the area. I would investigate further.

That kitchen is going to be freezing cold in the winter, I wouldn’t want to live there based of that. If it wasn’t for that, I’d probably go in 7% unser asking, but be prepared to pay 4-5% under.

I think you will find the council tax increases after the sale as it is only band D which does not include the extension by the current owners. I think council tax should be reviewed / increased at the time buildings are extended, rather than when they are sold.

EPC E. Offer £505k, negotiate up to £540k, and expect to spend about £50,000 doing up.

When did they start reviewing council tax bands at point of sale?

Is Winchester an expensive area? It seems quite dear to me especially with no garden to speak of. And it's a semi.
We live in a notoriously expensive city and for 600k just over a year ago we bought a detached 3-bed, 2-bath house with an admittedly small but usable garden that is still considerably bigger than that one.

Pp is right that kitchen will be freezing at least half the year, I speak from experience! The EPC would worry me. And the North facing garden would put me off anyway.

It's the lack of garden that makes it affordable , and as people have been moving during covid for more outdoor space has made this house less desirable. If you are not bothered about a large garden then this is a lot of nice house for your money in Winchester. Start with 545k and see what they say?

It sold for £200k less 6 years ago but I’ve no idea whether they’ve done work or how the market there has changed in that time period.
One a few doors down (but unextended by the looks of it) sold for £375k a year ago and a nice 4 bed with big garden on that road sold for £440k in 2020.

Or rather let agent know 545 is your ceiling.

Thanks All,

The EPC needs updating and was the EPC from the previous sale. It since has underfloor heating in the kitchen, new radiators upstairs, wood burners.
I am not so bothered about the garden but obviously concerned as its not forever home and would hope to try to upscale in 8 years probably.

Any changes to the building that notify the council such as planning permission or building control will put a marker on the land registry which means the property has to be re assessed on next sale.

It’s been on the market for a while, and they already lowered the price once. I’d offer 515 and would be willing to take it for for 535.

Yep I'd start at 540 , it's lovely

The house is lovely but even though you don’t mind the small garden it will make it harder to sell on when you are ready too.

Thanks all, I think they want asking price or maybe just under.

@Skiphopbump totally get that, I am hoping the location will help when we need to sell.