House not selling (link included)

[Boogiebot]

So any ideas not even had one viewing so far. Reducing to 120,000 tomorrow. Desperately needing sold.

https://www.zoopla.co.uk/for-sale/details/64148638/?search_identifier=5cf6ed05360ba992399499c99f058b272e441b5f893551e96f8a5bb506cc3fab

If your HR value came out at £125K, I would seriously look at adjusting the offers over price. I've sold 6 properties and never have we been advised to list bang on HR. Estate Agents have always advised to go slightly below HR.

For a £125K, I would look at £115K offers over. Buyers in Scotland know you are always wanting over HR as your goal. But you don't want to lost potential buyers as their search caps out at £120K.

If it’s massive inside, you definitely need a floor plan to show the room dimensions.
I find it very dark but I think the main issue is the lack of a floor plan.

1. It's in a remote location. What's the housing market in Thurso like?
2. It's very dated and will cost a lot to modernise.
3. Why are all the ceilings sloped like that upstairs? Is there any insulation between the ceilings and the roof? I'm guessing it gets cold up there in winter, so that's important.

This one:
https://www.zoopla.co.uk/for-sale/details/64703726/?search_identifier=a81aa34e7dde83b2424d8fb75621c3487d16eef2f4792a63126f244939ebb92c

Better presented, better photos, floor plan, photos of the garden, which isn't amazing, but overlooks the playing fields, and is £5k less than yours.

The bunk bed being left in there but no other furniture will put people off as they will think that it will be left for them to get rid off.

The room sizes are in Metres, not feet. A lot of people are used to room sizes being in feet, I find it easier to visual the size of the rooms if they are in feet.

Is there a garden?

Why does the final bedroom photo have two curtains of differing lengths?

It just looks unloved and worn out in the photos.

There are quite a few houses like this on the limited market and better price.
No floor plan - why would people be bothered to contact the agent?
The photos do not do it justice I imagine? It's difficult to sense the flow.
Dimplex panel heaters!
You would have to put quite a bit of money in for redecoration in many areas!
The shower cubicle is dirty or needs regrouting at the base.
The main bathroom - the toilet holder isn't even straight. It also seems an odd layout. Needs a new bathroom.
Regarding the dark wood, yes I know this was/is popular in Scotland.
I don't understand the sloping roofs on the bedrooms. Is there an attic?
No pics of garden or parking areas eg what is that area with wall where front pic was taken from? Is it yours?

That is the type of house I'd buy, but it does need a lot of work. The dark carpets would need replacing, the glittery wallpaper stripped and the dark walls repainted.

My first impression is that it isn't a standard house and that getting a mortgage would be a pain.

this

no floor plan, no information about council tax - its not really very forthcoming tbh

The floor plan missing is a big thing as its obviously a doer uper and a floor plan is needed

Laughing at the idea that train noise from Thurso station may be an issue.

Tell me you've never been to the north coast of Scotland without saying you've never been to the north coast of Scotland. Hint : it's not King's Cross.

You have a lovely house. I would visit if it was in my area.

What I can suggest is comparing the price to similar houses in your neighbourhood, changing the wallpapers and adding a floor plan

Hi OP
Your EPC is F rated…. That would put me off
I also never view a house if there’s no floor plan.
have you had any viewings? Did they give feedback?

It would need modernising a lot but the EPC report is the worrying thing for me mostly.

Is there a reason there's no floor plan? Several people mentioned this and you haven't responded. It would put me off.

First thing to do is get another estate agent or use a local solicitor. This agent is doing you no favours. The photos are terrible, description starts with their name rather than selling your house and the text is awful, plus no floor plan.

Find an agent who takes great photos.

Think you should reduce the price to offers over £105k while expecting £110k.

Then spend £500 on improving the property: paint, flooring, tidy back garden. Decide what you/family/friends can do and get people in to do the rest.

You’ve been through a bad time but some great advice here.

Agree that floor plan is essential, also that outside doesn't look great.

Might be time for a bit of staging. Empty houses can look really uninviting.

If you decide to tweak a few bits then painting those kitchen doors and putting a lighter splashback in would look so much better. Also stickers off the walls etc.

It just all looks rather dated and whoever buys it knows they have to make a lot of changes.

Also, are they storage heaters? And no back garden?

It’s a beautiful house, I’ve no idea why it’s not getting viewings! Good luck with the sale.

OP, before you reduce the price / spend loads on decorating I would get your EA to do their job.

It looks like a nice house!

But:

The pictures are dreadful. Taken from weird angles, making the ceilings look low, and the kitchen look dark and as if it was on a submarine or something. Plus there really must be a garden pic

And obviously, the floor plan.

Also the EA name and contact are not clear on the listing.

Is there a reason for Zoopla and not Rightmove?

It sounds as if you have had a terrible time, and I hope you get a good and fair price to support your future. Don’t let your EA get away with this shoddy marketing!

Always the price and yours looks expensive compared others sold in that area. In a falling market you can't be chasing the market down with "offers over" nonsense.

It’s Scotland. Offers Over is completely normal. The other option is Fixed Price, which can look a bit desperate.

I have no clue why the estate agent has done it like this. Home report said its valued at 125. The other one on same street is like 3 doors down and alot better condition. Seems like estate agent just cba. I asked her if I should freshen things up and she's like no need people will want to redecorate anyways.

Big selling points would be that it's close to the high-school and primary, Also beaches, The garden and the amount of storage in the house is insane. The garden has a patio and grass area that used to have a 14 foot trampoline in it so decent size.

I already knew that price was unrealistic. The heating isn't actually bad even in winter to be fair before the price increase though. There is no gas in this street so cannot get gas central heating anyways.

I have no clue why they took a picture of that cupboard open in bedroom looks like it's missing.

Think I'll head up there for a week and do some work.

I'm looking for housing atm. The first things I check are

Floor plan
Gardens, both front and back
Council Tax
Bath in bathroom

So many dont do those, its annoying lol

No point doing work unless the EA replace some of the pics and include a floor plan.

Change your estate agent. That’s real bad customer service.

Also it's not actually timber cladding it's pvc I thought the same when I bought it.

I’m not familiar with the desirability of the area or local house prices - those could be influencing prospective buyers.

If a ferry is nearby, your house could be potentially exposed to issues from the water. It’s something they may need to declare to bank & insurance. I’m not sure of the rules, I just know I had to state in my applications if I was near a body of water - they might think it’s a faff to proceed, or a factor that would reduce the price.

I’d say the house is highly stylised. I’d personally want to change everything. It doesn’t really capture my attention.

My first impressions:

1. Poor initial photo puts me off
2. No floor plan
3. Rooms look odd shapes

I didn't even get to reading the blurb.