Honest opinions on this listening

[Whytoday23]

House up for sale for a couple of weeks but only one viewing. The feedback was that kitchen is in the small side (fair comment, but potential for extension is there) and the fact that a nearby property is for sale at 650k (note that the said house is a 3 bed as it doesn't have a proper loft conversion). Is it simply the time of year or price. Note that the house had full rewire, every wall replastered, plumbing/new boiler/ heating system, a wood burner added and a garage conversion downstairs. Front and back garden with the potential for a double story extension (if more space is needed) as well as a lift conversion. So more value can be added over time.

https://www.rightmove.co.uk/properties/142007819

Yes the paint and the windows upstairs.

no room is not classed as a bedroom officially.

You are right. Where I am from house would be advertised this way:
5+1, xxxm2 build, xxxm2 total land
That means 5 rooms +1 kitchen, m2 house, m2 total land.
I hate the "3bed" here because it's valued on bedroom number not size.
3bed in same postcode can go for 200k for older 70m2 + loft like 25m2 let's say, ok garden, and 350k for new built 70m2 total no loft extra and what can be only called garden in developer's dreams🤷
Paying per bedroom is bit weird if people think about it.

It’s 6.47. So yes small difference but the point remains it doesn’t hit the threshold for a child over 10. It’s moot though, the point is it’s tiny and if you’re looking for a 4 bed, the double whammy of the bedroom downstairs in the garage conversion and this very small bedroom upstairs is going to significantly impact price. The op has priced it like it’s a proper 4 bed. Ie 4 beds upstairs of decent size.

to sell it she will have to price it to take these downsides into account. That’s all that’s being said.

I appreciate all the feedback, 128 messages is a lot to digest! 😅😅

I love the paint colours, most of my house is dark blue. I'd paint the radiator the same colour so it blends in, so I'm no help!

@Whytoday23 can i ask where your stair runner is from pls?

I love the house and garden, and the decor. It's fine as it is, but there's scope for a future owner to make some adjustments, like knocking through between the kitchen and living room. Only downside is the fact that it only has one small bathroom, which, for a family might be an issue, although potentially the dressing room could be repurposed as an ensuite shower room.

I think re-listing it January seems like a sensible choice. But make sure you're realistic about price, because otherwise nothing will change. That other 4 bed you linked is £25k cheaper and much better in terms of layout. If that's your competition you stand no chance.

And despite that, also not selling!

Only one bathroom?

Not keen on the decor but ok, for a buyer nothing that paint couldn't solve. You do need to declutter to show off the space though.

You have a four bed house and a bathroom that is tiny. That's the issue. That and the dated interior of said bathroom. If you're paying 675k them you'd expect a decent bathroom, a decent set of rooms plus an ensuite/additional shower room or WC/shower. I mean, I love the decor, but it's not modern in layout. At that price point surely people will be looking for kitchen/dining open plan etc? Reduce the price.

I don't think its the time of year, this is over-priced. You'd need at least two bathrooms with a 4 bedroom house, preferably all bedrooms upstairs, to sell anywhere close to that price.

Honest opinion, I really like the house, but the kitchen size lets it down.. also, no garage as I'm assuming it's been converted, which would be a no for me as I have too much stuff. Also, I don't have 700k, but I'm not sure what the house prices are like in your area. Have a look at what else is available for a similar price

I think it's lovely and thought it was really refreshing not to see one of those ubiquitous grey boxes.

Sorry not much help but echo what other people have said, really bad time of year to sell a house.

Lovely garden and well maintained. If I was looking I'd want 2 bathrooms especially as one of your bedrooms is downstairs. The kitchen is workable, a bit on the small side but it's not tiny. Is there scope for kitchen extension with a utility & bathroom?
Before Christmas is always slow nobody wants the hassle of showing a house with all it's decorations and extra bits we accumulate at this time of year. Wait for the new year when the market picks up a bit.

I appreciate all the feedback, 128 messages is a lot to digest! 😅😅

I hope the key message you're taking away is that £675K is far too much for this house!

It's a really nice house for what it is, and I think the photos are great even if the wallpaper is not to my taste and the modifications are not my preferred ones.

You're just asking too much money.

Personally, I would say don't go faffing about stripping wallpaper and slapping on paint in the expectation you're going to get £675K in the spring, because I don't think you will (save for an unexpected upturn in the market, interest rate cut or whatever).

Frankly if someone offers £625K, I would snap their hand off, and I think you're more likely to have to accept closer to what you paid for it.

It's a 3 bedroom house. Putting a bed downstairs does not make it a 4 bed. It would probably be more attractive if it was split into a study and a proper utility so you can get the washing machine out the way, but that would all cost extra.

For a quick overhaul, I would paint the ceilings white, as that will make things brighter without havingto redo all the walls. Get decent pictures of the kitchen and have them put together as it is jarring to go between kitchen and hallway. There is no picture of the eves dressing area at all. Get the garden dimensions and shed added as it looks a great size.

It will need a price drop too. I sympathise that circumstances mean your 10 year home is no suitable. I will rage with you all night about school provision for autistic children too. But any buyer is just looking to get the best price and you probably will have to end up selling for less than you have invested. Property prices do rise overall though, so you should make it back on your next place eventually.

A decade go I'd have paid that for an asbestos shed to be near Woodlands School (and I haven't even got children 😂).

Is it still as good? Can you make it more of a selling point?

The layout is odd.
I would consider the bedroom/ study downstairs to be a dining room/study so mentally would reclassify it as a 3 bed house.

That has price implications so I don’t think you will get back the money you spent on it unfortunately, if you sell in the short term anyway.

It's a lovely house in excellent condition. The decor wouldn't bother me at all. It will be more attractive when the garden can be see at its best , perhaps dressed to form an outside room or at least to show its potential. The accomodation is flexible but on paper it is a three bedroom.

I like your house OP -well proportioned with a beautiful garden at the rear.
2 constructive points:
-need better kitchen photos to get a better idea of size
-main bathroom-under sink cupboard lets it down. Looks temporary. Is there a wall mounted shower? I think that is your only bathroom apart from a WC /sink downstairs? If so, the main bathroom needs a better sink and definitely a wall mounted shower.

I wouldn't care about the downstairs bedroom either.

Not RTFT but the 4th bedroom being downstairs and the 3rd bedroom upstairs being tiny stood out to me. Does the house for sale near you have 3 good sized bedrooms all on one floor?

You converted a garage and want to claim that space as a bedroom? Unless you have a dependent, who is likely to require a downstairs loo/shower too, I as an active seller & buyer for early next year would not dream of a downstairs bedroom.
Who would want their young child on their own downstairs? I have 4 older children and I wouldn't want one of mine in a set up where one is downstairs and everyone else is upstairs, no matter the age. At best I would call that space a dining room, or most likely an office.
Most importantly, I'd be asking why you spent money on changing the house, to sell it after a year? That would put me off the most.

Honestly:
Lovely decor, but FML repainting those navy ceilings would be the death of me.