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.

Stunning; I'm envious!

Is it possible to add a loo under the stairs?

I think it looks lovely. I personally wouldn’t think it necessary to turn the office back into a bedroom: most people are familiar with this type of house, including layout and relative room sizes. I also think the photos are good, though I agree that they appear to have got a little carried away with the ‘lifestyle’ pics. Not a big problem though.

You say it's been sorted but seeing that photo, lots of people wouldn't go near the house with a barge pole.

I'm not looking to buy but like these threads.

If I were looking to buy in that area I would discount your beautiful house due to the crack on the back wall, hands down I wouldn't even consider viewing it.

If you got me through the door then it was discussed in person on a viewing that's a different story.....maybe.......depending on what was said by EA.

I think your home is well presented. A potential buyer could live in it as it is or make it their own. If they were after a property in your location with the dimensions you have, there is no reason why anyone would dislike it

Sorry I got mixed up with another thread as Dry Sherry guessed- forget the bit about 700k!

... and in the catchment area of (and walking distance from) an 'outstanding' primary school and very close to lovely fields perfect for dog walking.

Edited: that's in response to@trulyunruly01about how it hits the sweet spot so often mentioned on MN

Thanks for clarifying! I thought I was going mad (probably still am).

Lol no, I’m just going batty!

@sellingsunset just another thought, maybe it’s been mentioned already but couldn’t see it in a quick scan through. Is there any chance you can just hold on until the next election? Even putting it on the market during the next election. A change in government usually makes people and markets optimistic my guess this will be extra true for a majority of prospective buyers

It’s a gorgeous house! Being uber critical I think pic 10 (master bedroom I think) let’s it down. The decor in other rooms is lovely.

The house looks nice.

Can I ask is that a crack that runs from the french doors to the upstairs window?

Same between the ground and kitchen window (and possibly kitchen and upstairs window)?

I would be very weary of buying a house with several long cracks in the wall no matter how nice it is inside.

I will say the dinosaurs in the kitchen are oddly cute.

Then make it your business to see the other listings (and obviously to check the fate of those listings for at least the last six months) as part of the process where you pick the EA.

The online listing is incredibly important. The photos are the first impression your potential buyers will see. Photos that basically highlight your furniture are not ok.

Also important is where your listing will appear. Many here have pointed out that this house isn't on Rightmove. I think the problem is the EA keeping themselves afloat in a tight market by charging to list very inadequately, and possibly overegging the price in order to get clients.

The house is definitely on Rightmove.

Def on rightmove just used a zoopla link

what a lovely home you have wonderful taste nice and spacious but with some personal touches added but not to blur the picture you should emphasise the fact you have pp though the house would be plenty big enough without. I like also the fact its a corner plot maybe the outside would benefit from some flowers like hanging baskets