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Original poster

House critique

116 replies

sellingsunset · 11/11/2023 21:22

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.

OP posts:
Livinginanotherworld · 11/11/2023 21:52

This is a lovely house, the photo’s are great in my opinion. I can’t see any negatives at all. I have family members house hunting at the moment and they are looking at similar houses but with a 200 grand higher price. I would say it’s definitely not the house or the price, just a very cautious market at the moment.

SuperheroBirds · 11/11/2023 21:54

I think your house is beautiful and extremely tastefully decorated.
my only comment would be that having a small, round, 4 person table would make me worry that there isn’t enough space for a larger table (we need one for 6 people minimum).
As everyone else has said, I think it is just the market and time of year.

usertaken · 11/11/2023 21:56

Nice place, maybe a downstairs toilet under the stairs would help.

The internal size (803 sqft) seems quite small relative to the plot size, looking at some SSTC at the same price they are 50% or more larger inside (1300sqft), that's a consideration for kids.

Either way if no viewings the market is telling you something, it's usually price. Searching for 3 bed semis in the same postcode brings up many at much cheaper prices, of course some you would consider inferior but fact is mortgage rates have gotten significantly more expensive for people, so either prices of their desired properties come down or compromises have to be made.

Looking at recent sales on the road maybe the most comparable went for £435k in Dec 2020 but this was a period of ultra low interest rates and people fleeing London.... both of those trends are reversed now, if you look at what a mortgage costs I think it's asking a lot for prices to be higher, even allowing that wages have gone up.

I think you do have to kind of take a step back and realise not everything is your fault. You will get the usual people who would advise on placing flowers all over, as if that is some kind of magic trick.

Fact is when the market was going up, you could have done nothing to a house and it would have appreciated 10% a year, and listing it gets 50 enquiries the next day. It's just human nature to think that it was more to do with their flowers, or other bullshit reasons like baking a cake before viewing.

You coud say the opposite is happening now, but similarly it doesn't mean that you have done anything wrong, it's just the market.

ibelieveinmirrorballs · 11/11/2023 21:58

I'm in that estate agent's neck of the woods and I'm absolutely shocked that you've had to pay for photos up front and are locked in till Spring - absolutely shocking terms. They're not even a 'cheap' agency in terms of fees, are they, so it's not as though you pay up front for photos in lieu of a low overall fee percentage (or am I wrong?).

I don't know the area well enough to know if you're overpriced but in your shoes I would suggest taking it off the market if you're getting this little interest and relaunch once you're out of contract with them, with a completely new agency.

Original poster
sellingsunset · 11/11/2023 21:59

@RosesAndHellebores hi!
My attached neighbours bought for £440k last year and they have a much smaller plot - makes a difference in terms of driveway parking and side alley etc.
I got offered £430k in early 2019 (before Covid shutdown)
I've put in new painted solid wood doors etc kitchen with expensive new appliances (didn't think I would be moving then) earlier this year so thought that would help interest/price in a falling/dead market

What do you think my asking price should be? I don't mind cheeky offers, I just need to get enough to offer competitively on somewhere bigger.

OP posts:
Bluesandwhites · 11/11/2023 22:00

@sellingsunset

What a beautiful home, you have exquisite taste. I wouldn't change a thing about this home.

Bluesandwhites · 11/11/2023 22:01

Just wanted to add, please don't even consider cheeky offers, your house is worth every penny.

RosesAndHellebores · 11/11/2023 22:04

Last year was a different market. 18 months ago, my mother who lives not so far from you had her house valued at £725,000. She and step are beginning to ail and have decided they need to downsize - now valued at £590k.

I am sorry, it's a tough market. Could you extend?

Original poster
sellingsunset · 11/11/2023 22:04

@ibelieveinmirrorballs - I know! I'm a moron! Was under pressure and didn't think clearly. I thought I would give them a punt and have been very underwhelmed so far (completely realise lack of buyers is not necessarily their fault) but having paid for credit check(?) and photos I feel very dumb right now

OP posts:
Lecc · 11/11/2023 22:05

Lovely house and lovely photos. Give a great idea of what the house is like!
Would be unfair to complain.

LindaDawn · 11/11/2023 22:05

Love your house. Just the sort of house I would like.

hennybeans · 11/11/2023 22:07

Your house is lovely. It’ll will just be the price and the fact the market is so slow.

They only thing I noticed was the photo of your bedroom it looks like your bed is pushed against the radiator and wall making me think there isn’t really room for a double with space for both people to get out on their own side. If you could move the bed over a bit it would be better or take the photo from a different angle to show there is space.

JustWimpy · 11/11/2023 22:08

I think the photos are perfectly good. I really like those green wardrobes in the baby's room. Could I ask where they're from?

ChevyCamaro · 11/11/2023 22:09

The garden doesn't have enough plants, hedges and trees for my liking, it's very sterile looking. Lovely house though, not sure why you would need a bigger one if it's just 2 of you. Bigger is just more to heat and clean!

Daz57 · 11/11/2023 22:09

I think it looks gorgeous! Good luck with selling.

Original poster
sellingsunset · 11/11/2023 22:10

@RosesAndHellebores send me a link via PM if you want, I'm definitely still looking!

Everything decent over £650k seems to be shifting.
Just a lack of buyers lower down the chairs and I'm not sure I should take the hit on a very low offer as that gap of equity will be going on a mortgage at a rate I haven't seen as a house owner so far, so it's going to hurt.

I can't face building work, I just can't.
I'm done with this house, as lovely as it's been, it just can't provide the space I want for the next phase of my life.
Also don't think I'd be able to recover the building work costs & time unless I was going to stay for many years so it's not an option.

OP posts:
Movinghouseatlast · 11/11/2023 22:13

It's a lovely house and the photos are great.

Surely nothing is selling at the moment. That is certainly the case where I am.

CurlsnSunshinetime4tea · 11/11/2023 22:16

lovely home and i enjoyed the artsy photo's
good luck

bombastix · 11/11/2023 22:18

Very nice and properly priced. Best of luck selling it

RedHelenB · 11/11/2023 22:18

The worry is that you and one small child already find it too small. At that price, I'd be thinking its a family hone, not a starter one.

Original poster
sellingsunset · 11/11/2023 22:18

@hennybeans it's a super king and it's pushed against the wall/radiator so it does make the room look small. But I love my bed and it was expensive so I don't want to swap it for a double, but I can re-jig if I know what angle the photos were to be taken

OP posts:
Original poster
sellingsunset · 11/11/2023 22:21

@JustWimpy they are built in by a carpenter and painted - expensive (they were here when I loved in but my sister has just paid £3k for similar (hers were bigger/better but partly mates rates in London) last year - but really worth it if you are staying more than a couple of years

OP posts:
Original poster
sellingsunset · 11/11/2023 22:24

@ChevyCamaro I know about the garden, it's a huge regret of mine not to have just planted it up properly with decent mature plants.
I was never expecting to stay here that long and I've never been home much until now so the garden was neglected. It's a lovely blank canvas so someone though.
My next place I'm hoping to get a mature garden.

OP posts:
XelaM · 11/11/2023 22:26

The house is beautiful! I would buy it!

SwayingInTime · 11/11/2023 22:27

Its just perfect for the right size family, I had not idea you could buy in Canterbury that cheaply.