House critique

[sellingsunset]

www.zoopla.co.uk/for-sale/details/65801853/?search_identifier=bb1e23fba17e72114a5f89aa58a3e1cf8b42f30be9b34229d8986b5094a8d66b

Can I ask for some advice re my listing?
Please be considerate in your wording, happy to take the feedback, but don't want to feel like I should just burn my house down after reading it!

I'm looking after a toddler on my own, it was challenging to get the house ready for the photos - I think the photos are dreadful - but I would like some neutral opinions too. Really annoying I paid for the photos and a few other upfront costs and I'm locked in with an agent until next spring. I don't think they are doing a great job, but of course I don't know how many buyers are out there and there are lots for sale in my area/price, so I'm stuck with them.

Virtually no viewings, I'm really keen to move but had to stop viewing places myself because I'm not in a position to offer unless I can sell. I'm trying to move up the chain and this seems more competitive - things seem to be sold as I've seen a couple of places I'd happily offer on and they are now STC. I dropped my asking price within a couple of weeks to see if that generated any interest, but no.
Viewing feedback has been 'too small' (I know! That's why I'm trying to move!) I have PP for extension, but I can't bare the idea of building going on with a small child & work etc.

It's a decent house in a decent area, my mortgage company tell me it's worth £475-£485k based on their valuation when I last re-mortgaged (they sent a valuer round and I had the house on the market as I was thinking of moving so had offers on the house at that time)

Any feedback? Thinking of a re-launch in the spring with new photos.
It's going to be annoying to change the 3rd bedroom back to a bedroom, as I need a home office more than an empty bedroom, but possible if everyone thinks it's worth it.

I think it looks really nice. It is not a great time to sell. I don't think that's yours or the agent's fault.

The images are absolute fine. Good in fact. House seems great to, I have no negative feedback.

I don't know the area but I can only assume its overpriced and/or the market is saturated.

Photos are great, but you don't really need two random ones of your fireplace. All neutral, looks good.

As PP said, the run up to Christmas isn't the best time to sell and it does all come down to price - good luck!

It's a lovely house and you've done a brilliant job making it look appealing in the photos, I think it's just the market unfortunately.

I think your house looks lovely @sellingsunset the only photo that isn’t great is the bathroom one as it makes the room look tiny but if it is small then there’s not much you can do about it.

Looks lovely to me. Nothing would put me off viewing if that was the right price for the area I was looking at.

Beautiful home - do nothing and wait till spring. If you’re in range for that Road then it is just a slow market. V little moving locally to me too.

I think it looks fine just a little dated. I'd lose the random fireplace pics as don't think they add much. Could the cot go in the study room and get a cheap bed on Facebook or such just so it's easier to imagine it as a bedroom? But generally it's fine. Have you looked at recently sold to see if your price is realistic?

Love picture 6 - looks like you have a small herd of baby dinosaurs on your back garden lawn.

Just exactly my sort of house, it's beautiful. Love the rugs, paintings, beautiful fireplace.

Thanks everyone so far!
I'm so bloody sick of the place - it's tidy in the photos and for all the years I've lived here I haven't found it too small....but suddenly a child in here makes it feel tiny!
(It's very normal sized)
I find reflections on the computer of my notes stuck to the filing cabinet beyond annoying visually! And no idea why the obsession with the fireplaces, especially as I didn't realise they would be featured so intensely so I know when they were last cleaned or not!

My god! It looks immaculate!

Does the back of the house need rendering? It kind of looks like it to me from the picture.

lovely house though

Gorgeous house. Great pics. Love the close up pictures of period details. It does not look dated, it looks stylish!

Just a bad market.

Nursery is a bit cluttered. Wait for Spring!

I like it apart from I find the kitchen's lack of eye level cupboards and extractor above the hob a bit weird. That and the small bathroom would probably stop me buying it. Do you not get cooking splatters on the picture on the wall by the hob?

@FadedRed was told by an older relative that my child would constantly be running through the glass and knocking themselves out unless I took extreme preventative measures....the dinosaurs were my 5 min quick-fix compromise.
Don't worry, the relative found other ways to snipe but child remains unharmed

Just realised it’s brick once I’d properly zoomed in so ignore me!

Looks lovely.
No one wants to start the house buying process in November.
Relax until next year, everyone starts looking again in the new year.

It is absolutely stunning and would be on for a lot more round my way. I think it's just a tough market. We're househunting at the moment and so many places have been on for 9+ months with very little change. We can't find a place in our budget really as no one is listing new things, it's just the same houses we've already viewed or discounted.

Looks really lovely, if I was looking to buy I’d want to know little things like the orientation of the garden (it may be in there but I didn’t notice) I’d want to know if it was quiet, I’d be interested in how close it is to amenities especially shops cafes etc. it’s a tough time to sell though. One thing you could try is extreme decluttering for the pictures- it doesn’t look cluttered at all really but it looks like a real home. In a way even though it’s not my style I was always attracted to blank canvases for viewing- I was more likely to give them a chance

@HundredMilesAnHour I think the bathroom is normal size for the size of the house? Just photographed badly I think.

Re the cooking, yes very probably, but I don't really cook much (there's just me and small child who gives most of their dinner to my non-eating dog) and I prefer a picture (from my grandparents house who are long gone) to an extractor which I'd never use because I hate unnecessary noise (talking/music etc is fine)

There's a power point behind the picture so extraction could be put in for a couple of hundred quid?

It's very nice and I know the area well. I am afraid it is overpriced for It's location. I think by at least £50k.

@Hardylimesrtv garden is rubbish - sun all day then shade once work finishes. But I never ever use it so it's never been an issue for me. The sun is too hot in the summer for me these days, I'm always lurking in the shade!

Location is amazing, wonderful neighbours/neigh-hood, very quiet & safe, close to the city centre & fast train, but lots of green space, catchment ofsted outstanding primarily, grammars etc.
I'm hoping to stay in this area if I can sell & a larger place comes up in my road/area.

It's a lovely house.

There's nothing wrong with your room sizes, bathroom etc, but the photographer really ought to have used a slightly wider-angled lens for the smaller rooms (not a fisheye, but something a little wider than what they have used) to give a better sense of space, if they're going to go round charging people, the least they could do is a perfect job!

They also should have omitted the picture of the back of your house as it makes it look like you have a massive crack up the back of your house.

Also, as was said on another thread lately, dropping your price within a couple of weeks of listing makes it seem like you're not confident in your price. Just hold on for £450 now, if people want it for less they will make you an offer to consider!

Good luck!