RM link... help me sell my house for the 5th time!

[ThisMustBeMyDream]

https://www.rightmove.co.uk/properties/132973085#/?channel=RES_BUY

This is my house. My poor house has been through the mill with buyers. Originally went on the market March 22. Got 2 offers above asking within days of being on the market.
Buyer then pulled out 2 weeks later due to school and childcare issues that she hadn't forseen.
Second buyer agreed, again had multiple offers. 8 weeks later they pulled out after taking 5 weeks to sell their own house. One of the couple became seriously ill and couldn't return to work.
So off we go back on the market. Another sale agreed with 2 offers within days. This time the buyers started messing me around trying to renegotiate and I called their bluff. The agents then went back to the other offer and he met their offer (13k over asking).
So that is where we were at by October. Long story short, the chain (of 3) collapsed when my seller refused to move out after an issue with probate in their purchase (they had agreed to break chain and move out, then changed their minds). This then caused my buyer to pull out. Me and my buyer were all packed up and exchange was about to happen when all this came to light. So it has been a torrid time as you can imagine.

After a few weeks of unpacking and titivating/doing little jobs, I decided to go back on the market and try once again.

This time the market is very obviously different. Been on for 3 weeks. 8 viewing requests in that time. 1 was a no show (which is not a surprise as lots of this in previous rounds too), 1 cancelled last min and didn't rearrange, 1 I cancelled as it was obvious from their messaging that they were a timewaster. 5 viewings have gone ahead, and of those 5 only 2 have given feedback. One to say they loved it, price was great, location great, but downstairs space didn't work for them. The other said similar about price, location and the house, but said they had other properties to view before making a decision.

I did two of the viewings on Friday and today asked the EA to ring for feedback as none yet received. They got hold of one who again said the same, they are considering an offer but viewing other houses.

The house is priced as offers over £180,000. It was achieving £193/195 last year so I feel that it is priced well and have compared it to other similar properties in the area. It was valued in October at £185k by my buyers mortgage company (well, the chartered surveyor did!).

Any advice other than lowering price? A lower price means we can't move, so no point in doing that. We need £185k to get to the next rung on the ladder for us which means we stay put until an unknown time.

Next! But it was about 18 months ago. You might be able to get it on ebay though x

For what we need to move in to, max mortgage plus equity plus savings. We know that we won't get what we need to buy the next house unless ours sells for 185k. It's a tight margin. Next step up (4 bed with bigger kitchen and extra downstairs space - we really need a 5 bed but can do this so long as we have extra downstairs space that doesn't involve extending) is 260k min.

I love your home OP, it’s so airy, fresh and pretty. I think it’s worth more than the asking price.

Sorry for being cheeky but please will you tell me where you got your staircase wallpaper from?

Lovely house- just timing!! Personally I wouldn't like so much busy wallpaper but plenty of others would love it I know! It wouldn't put me off because the basics look great and it looks very cared for

House looks lovely and well presented without looking like a show home and their trickster furniture (I mean this as a compliment). If you need 185 I would price it as such. Offers over is so off putting in my opinion.

Not familiar with your area of Wigan, but I'm assuming it's a first-time buyers house, in which case it's really good. Move straight in and nothing immediate to do.
The only thing that might be off-putting for me is the picture of what appears to be a partially burnt out house behind.

B&Q last March, I did try and look for it again in the last few months and couldn't find it, rather annoyingly! I was going to buy it again for the new house that we lost!

You have a lovely house, OP. I hope you have better luck with buyers this time around.

That was what I was hoping for - and so far nearly all have been FTB or investors.
The houses behind aren't burned out, one is an elderly lady and the other an older couple. No issues with either 😊.

Thank you! I’ve been searching for the past hour but it’s difficult to explain and I’m already tired of seeing those awful muted floral offerings.

Think your home is lovely OP. I live in a 1930s semi with very similar layout and proportions. This house would suit a FTB.

Agree with PP on the restaging photos.

I know you said the plaster is fine, but when we moved into ours, there was wallpaper on the hallway walls, and in the bedrooms upstairs and it was holding the plaster in place. We didn't know until we took it off. A FTB might be wary that it's covering something up. I think that it was be better to remove the wallpaper from the hallway if possible.

I also think that having wallpaper on both walls in your lounge and master bedroom makes the rooms appear smaller. I would remove one side and leave as a feature wall.

Can't see a shower over the bath in your bathroom, is there one? Maybe you could install one if not? If there is, take a pic to include it.

Finally your garden is overlooked at both sides and back. Maybe plants along the back fence would help with privacy?

All small comments, I'm sure it will sell.

The house is lovely.

I would make it neutral if you can, even just white walls so it’s fresh and can be seen as a blank canvas.

I agree that if it has been on and off rightmove 5 times in quick succession I would assume something wrong with the house and not view. Can you take it off for a while or are you in a rush to sell?

The offers over always puts me off , it’s to invite a bidding war but the market has moved on and I would change to a fixed price or OIRO 180k

in terms of price I can see one neighbouring house sold for £170k so you might have it overvalued for a falling market

and a complete aside but why on earth do estate agents take photos of things like sinks and post on these adverts / I don’t think a sink has ever made me want to view a house

Wow, keen eye.

What are the neighbours like? 🫣

I would take some new pictures of certain rooms.

The kitchen for example might be better taken from the back door area? I would also remove microwave for photos and viewings as will show a much bigger worktop area ( just move it to the shed for viewings)

Main bedroom you just need one clear picture not every angle. Again if you can take from near door so you have window in view.

I would always bargain down, not offer over on a house, unless there were lots of offers and a bidding war. So if you want £185, I would just put on the market at £195k and then can accept a lower offer of £188-190

This is the only thing that stood out to me too.

I’m an FTB looking for houses this size although with a bigger budget and in the SE.

A few random thoughts.

You need to add the council tax band, it is infuriating when people don’t. It’s not a new build so there’s no excuse to skip this.

Your floor plan is missing a compass so I can’t tell the direction of the garden etc, and you also don’t mention the direction in the description. This suggests you might be hiding something less desirable like a north-facing garden so is off putting.

The floor plan is also confusing to me. At first I thought the front door opened into the kitchen with the hallway leading to the back door. Looking at the pictures it seems the front door is by the living room and your floor plan is upside down compared to how people usually have it (I expect the front door to be at the front ie the bottom based on everything I’ve seen). It would help if it showed the garden as well so you could see the size and understand what’s where.

Honestly I’m just so confused about whether your hallway leads to the front or back, I can’t tell at all!

The description is a bit rambling, and I don’t understand the bit about filling up a swimming pool - do you mean a paddling pool? I also have no idea what ‘laid to lawn’ means - seems like estate agent nonsense jargon. Overall it’s just hard to follow as it meanders from one thing to another eg things about the garden and the local area are all mixed up with things about the house.

Sorry that was a ramble, but I’m looking at houses of this size and these are things that would put me off so hopefully it’s of some help

Gorgeous house op, think you’ve been really unlucky. Do you want to come and decorate for me? 😁

I also like to see the total floor area on floors plans. Small thing but other adverts have it

If I was looking for a house in that area, I’d be making you an offer for sure. It’s a great house to be fair, the decor is a bit build but still everyone has their own tastes.
Bathroom could do with a refurbishment but it is liveable - overall I can’t really pick much fault with it.
The only thing I will say though is, what are other houses going up for in the local area - what are the recent sold prices for houses in your area and how do those compare with yours?

Decor is a bit bold that should say*

Op it's beautiful. Having recently sold and bought and changed ea through due to poor advert the two things I can think are description says drive but its not in the picture? For us room for a car is top on the list and so I would have flicked through adverts if I hadn't seen a drive. I think people are lazy, I'm guilty of it and just looking at the pictures and not reading all the information. Also we used an online estate agent though some people found it confusing so maybe after viewing ask if the need any help navigating the online system

Floor plan is fine - I didn't think it was 'upside down' - obvious from the pictures the front door opens into a hall

Would be good to know which way the garden is facing.

I think the floral is a bit intense and too much (both sides and the hall), if you don't want to change the wallpaper, at least use 'plain' duvets in the main bedroom. Too many colours for me.

I really like the rainbow bedroom - I wouldn't change it - its pretty neutral (could be for a girl or a boy)

Obviously if you have had so many offers it will sell -but perhaps with the current COL crisis - you might need to lower your price!

It's a lively house but the wallpaper would put me off for sure.

And only one toilet would be an absolute deal breaker for me I am afraid.