Want my house solddd

[PC96]

Hello,

im looking for some help in regards to selling my house. It’s been on the market now for nearly 2 months, we have had viewings but not as many as I would have hoped and still had no offers. I’m really wanting to sell so we can move closer to family as we have none around. I will link the add of the house. We don’t really want to lower the price anymore than we have due to needing a bigger house for my disabled son. but if anyone could give us some advice that would be great.

https://www.rightmove.co.uk/properties/137440307

The side that it’s been taken is just a boot room/utility with a downstairs toilet next to the stable door and the other side has a tv and the children’s toys with my desk as I work from home so it is a bit of a mix match room, it was previously converted before we brought it so it’s a bit of a everything room

Sigh. I'm quite tired of sellers who bought in the madness of 2021 at the top of a housing bubble trying to sell on now for even more money

The market is down over 16% from 2021...rates are 6%...why should people pay £60k more than you did in a falling market?

Have you added £60k of value to the house? Where? Do you have specifics?

I'd like to move too. Can't. Nowhere bigger in our price range because sellers are insisting their house is worth £×××k...nope... it's worth what someone will pay for it.

And, as it always is
..its the price 🤷

Although the kerb appeal is zero tbf. I wouldn't view your house because of the flat roof and astro turf...very hard to reintroduce decent turf and wildlife habitat ime.

Respectfully, no one "should" pay you any amount just because you need it. I'm afraid that's just not how it works.

I sympathise with those trapped in a home they no longer like or no longer meets their needs but...the market is what it is.

Trussonomics had a lot to answer for! 🤬

I think the house looks great. I'd perhaps do a photo of the front on a brighter day and maybe add some greenery (some pots maybe) to soften it up. It's been on the market a short time so hold your nerve time I think.

Quick menntal maths would indicate an asking price of £240k in the current housing market

It's what happens when you buy at the top of a housing bubble, sorry op.

It happened to my cousin and sister...its rubbish x

Yes, buyers will be expecting to pay similar to or even less than 2021 back when borrowing was super cheap. If you had work done to the house, add that to the advert, e.g. had a new roof or conservatory or whatever in 2022 or whatever so buyers can see the value add.

If the price of your house goes down, so will the price of the house you buy. I think some instant colour in the front.. a few large pots of autumn flowering plants. The garden looks very inviting.

Nothing really wrong with the house.
I'd definitely ask for the front picture to be retaken on a nice sunny day. Or take one yourself today and email the agent.
With a 2021 sale of £245k, it probably comes down to the price unfortunately.

“Offers in excess of” is a real off-putter. It discourages people with, say, a budget of £260,000 either seeing it on Rightmove or making a “cheeky” offer. If it’s valued at £270k put that as the price, don’t be greedy by implying £270k is the MINIMUM

I wouldn’t say there’s anything that stands out enough to be a game changer. Given the previous sale price I’d say it’s not priced right. What does the EA say?

Gosh, where to even start. The agent has absolutely shafted you with your listing.

Pic 1: retake. Pots either side of the door with a small tree or big lavenders. Blue sky - either real or they can edit this in.
Pic 2: move to MUCH later in the order - replace with the pic of the living room, kitchen, then garden.
Pic 3/4: fine, looks like a user friendly functional garden, and not everyone hates Astro.
Pic 5: nice pic, should be earlier in order and I’d also include an angle of the dining space, and dress the conservatory as the kids’ playroom or a nice sitting area so it looks like a more cohesive space and add a pic of this. Furniture off Facebook marketplace if need be.
Pic 6: You need to completely rethink how you ‘sell’ this room - if I’ve read right then this is also kids’ playroom and office - either remove kids stuff completely and make it very clearly utility/boot with office at other end, or move office to conservatory with a nice sofa, and make it in to a proper reception space. In an absolutely ideal world I would put up a partition wall and have the rear as utility/boot and the front as office, would be plenty big enough, but possibly not if time/cash not on your side.
Pic 7: agree bed under window not ideal but may be only way space works, but if enough room to pass (may depend on bed base) - bed against long wall would be better
Pic 8: looks great, can’t get worked up about the bed guard personally…
Pic 9: it is what it is, suspect there may be a more ‘generous’ angle or lense which could improve this pic
Pic 10: needs to be MUCH earlier on in the carousel as above - this room is one of your highlights

Best of luck OP, I think we all probably need to manage our expectations a bit of the housing market at the moment, but there is HUGE room
for improvement here and agent needs to pull their finger out or you move agents, make changes suggested, drop price by 5k and relist

(it’s a lovely house though, just need to make the most of it!)

I think the front of the house needs some autumn flowering tubs to soften the look.
Its a very tidy house and nicely decorated
I don’t know about prices in your area but houses are sticking where I live in the rural north.
If you can I would wait until the interest rates stabilise as the market should then start to pick up again as buyers have more confidence or lower price/ accept a lower offer and then do the same to the person you are buying off

Is it plastic grass in the back? That would really put me off. I get it's a lot of work to put it right but I'd put some live plants in the front and back. Also some plants in the house. It's a nice place (and so tidy!) But I'd want a bit of a splash of something in each room, and pot plants are great.

Another potential issue, bearing in mind I don’t know the area at all - I agree with PP that I don’t think street address has been input correctly so can’t see exact location on map (judging by the satellite image) and street view not working. Additionally if I search for Credenhill - this area only - your house doesn’t appear, only when I widen the radius to within 0.5 miles - so if someone is searching this area specifically they won’t see your house…

It's a nice little house and will make someone a good home. Changing the pictures isn't going to do much I'm afraid. It is what it is. The fact that you have had some viewings is a positive sign - that you might be able to get it sold if you price it right. At the moment it's too expensive, by quite a lot unfortunately. The buyers who can proceed are out there and have probably already written it off on price. I suggest if you really want to sell reduce by 25k. If you can't afford to sell at that then you will just have to sit tight for a few years imo. Values are going to go down further before any kind of recovery. They may go down quite a lot more, its hard to say.

We had 3 valuations and 2 said 275,000-285,000 and one said 275,000-290,000.

I really dislike OIEO!

Our agent is a well known one and they seem to only go with prices OIEO

We were reluctant at first but then just went with it...we are under offer now but we had to reduce the price 5 or 6 weeks in, then we accepted an offer which was 10% under original asking price

Certainly not in excess of anything!

Two months of few viewings and no offers should tell you they've got that wrong. Have an honest conversation with them about what price is needed to make it look like a real bargain. Then you may start to get offers and if your lucky you might get competing offers that get you towards making a little on what you paid. The bad news for the market is just non stop at the moment, your trying to sell like its still 2021 imo

It's really nice. I love your back garden. Fake grass wouldn't put me off, I'd just change it. I'd dress the front of the house, plants in pots etc. to make it more appealing. Some of the rooms look a bit bare, maybe some pictures on the wall to make it look more homely. I also think you should remove offers in excess off because it might put some people off. Good luck.

Estate agents are often clueless especially when trying to get business. The first thing I do is look at price when last sold and as others have said would wonder why I should pay £35k more than a few years ago when mortgages were cheaper. The other important factor is your competition again as others have said. With rightmove people have all the info they need to make a perfect market unlike in the past.

Do the photos actually represent what people are seeing? For example you mention the box room with a single bed, but on the photos it looks like a double bed.

Photo 6- what is this room? Utility or reception room? You should try to define the purpose of the room.

Maybe add another photo of your kitchen from another angle (which looks lovely btw)

I would change the order of the pictures so bathroom isn’t first.

Maybe get some colourful pots for the front of your house.

I think your boot room/utility is a real plus point and wouldn't be removing the photo. It could be used for so many things, hobby room, office, gym etc. How about purposing the room for the photo, big rug and maybe child's table and a couple of chairs with paints out, and people can see the room could be used as a playroom.
The front of the house is too harsh, you need big pots with big plants to break up the concrete. Phormium flax or box trees, something evergreen in front of the windows.
I think the rest of the house looks great, good luck.

I think it looks fine and it’s just the market atm unfortunately. The third bedroom picture probably isn’t needed though as it just highlights how teeny the room is. But I’d just wait it out these things take a long time atm. Maybe reduce the price too to show you’re serious about selling.

I agree about the order of the photos and making the front look prettier. I also think you should have a couple of photos of the living room taken from different positions, rather than one that makes it look very narrow. Definitely show that there is designated wfh space - that doesn't come across at all.

You won't have to pay the EA for doing this. Some of them are rubbish at photos and descriptions - my sister's EA took photos of the view of the shop opposite, and got the number of bedrooms wrong! You just need to pester them until they get it right.

Also, the blurb is very basic. Is it likely to be bought by someone new to the area? If so, you need more about the amenities - proximity to schools/nurseries/station/restaurants etc. I don't know the area, but is being six miles from town really a selling point? It sounds inconvenient in the absence of information about the good things about the area. Is it rural? Does it have good transport links? Shops closer than six miles away? Are there visitor attractions, or something you can point to that might attract people? A large employer nearby? Have you installed energy-saving measures (eg radiator timers)?

Try to imagine who will be attracted to it and think about what might matter to them and point it out. The EA should be doing all of this of course, but often they don't.

I am wondering why Google Street View is not available for any of the roads within that little area. I can look along Station Road but cannot turn into Mill Lane or Meadow Drive. Are they private roads with restricted access?

Its always the same in a correcting market.

Estate Agents stay in denial the longest and continue to value high to get business, creating the very situation we have here where the OP needs xxx because onward purchases are still priced at yyy.

Yes, some vendors too can be in even more denial as they had already banked the gains they saw others sell for, and insist or pricing higher than the EA suggests.

But the OP here seems to have listed in accordance with EA suggestions, and it seems it is those suggestions that are not reflecting the change in the market/mortgage rates.

Eventually the EAs have to suggest prices that lead to enough sales they don't go bust, but that usually takes way too long (see previous corrections in 1989-1993 and 2008-09).

The sooner house prices xxx and yyy both reflect the new reality the better, and most people are not adversely impacted. Though sadly some who purchased at peak prices and/or have high LTVs will be.