Do I need to drop price again and when?

[crackthegg]

House went on 5 weeks ago. Several cancellations. Handful of viewings and no offers.

Dropped 10K from 230K last week.

Lots of houses being reduced in the area.
House over the road was dropped from 215K to 209K and gas say there since November.
Mine has an extension and is quite a lot bigger.
Should I drop again and by how much?

Will it look desperate if I drop again in the next week or so?

I don't know the area, but it certainly looks like a lot of house for the money though....

I think just to echo everyone else it needs to look a bit more lived in/loved. Kitchen needs a bit more to it, looks very clinical.

I also think the agent needs to get rid of 'guide price £220,000-'230,000' at the start of the description. You've listed it for £220,000 but a buyer will make their decision on how much they offer, saying the guide price is 220/230k makes me think you're not open to offers so wouldn't bother viewing.

It looks like you have nice views from the bedroom, could they take photos of the view?

I think they need to remove the first photo of the garden with the trampoline makes it looks tiny.

Also if the house isn't yellow you need to ask they get a new photograph

The furniture where it is placed is really odd and doesn’t show it as a family room, someone mentioned a dentist and they are not far off.

Is that carpet in the garden?

Kitchen and external works required are not very appealing. It is also early days 5 weeks isn’t too long in the current market.

I’m trying to work out which one it is on street view.

The Street view is quite old. It has a garage and brown front door I think on there.

Interior looks fine - uncluttered and clean. Dismantle the huge tampoline and your garden will look much better!

trampoline duh

I think it looks fine, especially for the price. The only thing I would do is move the trampoline as it looks like there’s not much of a garden. 5weeks is nothing hold tight.

Thank you everyone so far. Read all the comments and will take note.

Will try and dismantle this trampoline tomorrow when it's dry.

I don't know the area but looking at the sold prices recently of the three and four bedrooms yours looks significantly over priced and would stop me from looking. The actual pictures are fine and wouldn't put me off.

I don’t think the price is an issue esp if you compare the the other one on the street for £209k.

https://www.home.co.uk/guides/time_on_market_report.htm?county=swales&lastyear=1

It is always the price.

I think the house looks fine but it's still too expensive.

It's a buyer's market and it will become more so. If you want to sell quickly I would reduce it to the price that sold in the street. Or even less.

This I like clinical it helps me envisage all my shit in there 🤣🤣. I hate the aspirational cheese board , glass of wine and baked goods. It's cheesy as fuck and immediately makes me want to drop my offer as I know they are doing it to try to get me to pay more. A house is the potential not a polished turd.

I like your house op just the backgarden needs rejigging.

I need a buyer like you. 💐💐💐💐💐💐 🍧🍧🍧🍧🍰🍰👌

Don't spend the money on a new kitchen you won't get it back especially in this market. Your kitchen looks fine I think some MNers become obsessed with certain things. At your price point updating the kitchen isn't going add much value . People are looking for bargains not polished turds .

And if fact if I did sell it to a dentist, I might get full asking price. 🤓

That's the worry isn't it?

EA said along these lines.

The agent near me who does the cheesy staging fresh flowers baked goods ironically has had to drop his prices the most, he put one at 500k and has had to drop to 400k. He charges 2 percent fee. I think in a buyer's market staging isn't that important I wonder what they are hiding.

Hi Op I checked out what was for sale in your area the last time you posted and there are so many similar types of house on the market. Yours is similarly priced so the only way you are going to shift it quickly is by being cheaper than most of them.

That’s like something recommended 10 years ago on a day time Tv “how to sell your property”

FWIW, I think the inside of the house looks nice- the kitchen looks nice (if small), I like the open plan living space, and it's generally well presented. The bathroom doesn't look brilliant, but it's "fine".

If people are booking viewings, but then not showing up or cancelling, I don't think it's the photos as such- I think it'll be down to something cheaper coming on the market, or them seeing something else and offering. Or will people google the area etc and find something to put them off?

How organised is your estate agent? I'm currently looking, and I'm finding some don't confirm bookings, or don't call back to confirm etc, which can lead to no-shows. It certainly doesn't feel like estate agents are keen to get me through the door- they'd rather pressure me about mortgages etc!

You say the property over the road is on for less, but hasn't been extended. However, does it have any features that are plusses compared to yours e.g. bigger kitchen, nicer upstairs bathroom, more off road parking, bigger garden etc? That said, your current price does look comparable to other properties that right move is saying are in the same area.

The final thing I'd add is the advert still says a guide price of 220-230k. If the very top end of my budget was 220, or, say, 215, I might be put off viewing because I'd wonder if you'd accept an offer of 220 or not.

How desperate are you to sell/move?

Change from “Guide price” to “Offers in the region of” or similar. I assume every guide price is an auction property and scroll straight past.

I really disagree about the kitchen BTW- as someone who's looking to buy at the 200k(ish) price range, that kitchen is absolutely fine- I thought it looked nice until I realised quite how small it is, and you can't make it bigger!

I'd do the bathroom over the kitchen - it just looks a bit tired.

But honestly for the disruption/mess/delay, you'd be better off just dropping the price by the cost of a new kitchen bathroom (or at least another 5k). Have you thought about doing offers over £215?

I think you'd be better off making some changes to the staging and getting new photos done than dropping the price again so soon. Because the furniture is pushed against the wall, it's hard to figure what some of the spaces are for. The dining table needs to be placed where a family could use it, for example.

Give it a happier face, so that the photos are not those you swipe past and move onto the next property. The garden is smallish, so the trampoline and chairs make it look smaller and need to be removed. The kitchen is dated and although it shouldn't matter, it does depend if the audience for your property have the money to spend, or are looking for a finished article and that's a cost many won't take on when money is tight or are not prepared to do work. Staging is important and it needs to show how the space would be used, so flowers, table set and in position, move stuff from the walls, as this can indicate a lack of space / that the area is a corridor, just to catch the eye of those who might be looking and lack imagination. Front needs a picture that shows no faults in the render, the colour more accurately represented and again, a clean drive would help to interest the viewer. Anything to get those viewing to take a second look helps and although I'd not be put off, I know that when we bought and could see the potential of the home, others had ignored too easily.