Judge my rightmove listing please - no viewings!

[DinoNuggetsRUs]

So we put our house on the market just under 2 weeks ago. We've had 3 unsuccessful viewings but literally no other requests to come and have a look.
I've contacted my agent about this, as I was thinking we're possibly overpriced but he is adamant this is not the case.
I've mentioned the pictures are a bit naff - he's said that's not the case.
I've mentioned that maybe I should paint the bedroom wall so it's not green as it really hasn't photographed well - he's said no one is going to not buy a house because of the colour of a wall.

What do you suggest? I think my agent is wrong and all of the above needs addressing. I've looked at other houses in our area and we're not really priced much differently to them but we're not getting anyone through the door.

link removed to protect OP's anonymity

Thank you!!

These were exactly my thoughts too.

The first thing that struck me was how dark and gloomy every room looked. I would be put off by that as I don't like dark houses. I would also be put off by the photo of the steep land rise at the back of the house, I don't think a photo of this is a good idea.

The photos are terrible, the agents's written description is appalling, not having room measurements on the floor plan is inexcusable and describing the second bedroom as a double and the kitchen as a dining kitchen is downright lying. Also describing the family bathroom as small is ridiculous.

The agents look to be very sloppy and very unprofessional. I would get rid of them asap and find a professional estate agent with an actual high street office who knows what they are doing and how to take decent photos .

It's lovely,
I'm incredibly close to you - near tameside hospital.
If I was in the position to buy - I would love to view your house!

OK, with thanks to @BreakfastAtMimis for sharing, I would agree with PP about the older photos. I still like OP's style, very cosy but clearly those photos were shot much better, brighter light, and had been set up well for the photos. I can see the difference now. They do make the house look bigger and brighter, I agree.

really interesting to see how differently a house can be photographed!

Hi OP!

Lovely house. The blurb is great. I would ask for photo reshoot for the following:
Main bedroom: add curtains to soften and declutter dressing table and remove laundry baskets and any clothes hanging on pegs.

Lounge: declutter next to grey sofa by the stairs removing the coats and the stuff on the table to the left of the sofa. Add brightening cushions to sofa.

Kitchen: declutter counters by removing appliances and remove that thing that's in front of the fridge.

Bathroom: remove cleaning products and cosmetics from window sill.

Kid bedroom: remove photo 10. Consider adding proper bed to give idea of scale.

Garden: they never look nice in the winter worse luck. Could you add a photo you've taken in the summer?

Front: remove bins and get estate agent to take photo from a ladder so they get a straight on image. Pick a sunny day.

In general, you clearly have a child so add schooling and nursery details to the blurb. Also mention commuting options and nearest amenities.

For me it’s ‘Bad location, bad location, bad location!’
You are out of town, but still on a busy road and immediate neighbors. There are no redeeming features to counter this, like a drive, garage, level garden etc. You can’t walk anywhere as the roads have no pavements, so you’re reliant on driving everywhere or taking the bus.
And it looks dingy.
A price reduction will likely help, but I’d rather have the convenience of living in town with a flat garden if prices are similar.

Photo of the wire fence is a bit jarring (no 4).
Give the decking a pressure wash

I’m gonna redo the pics this weekend and update 😂

Also going to get a new description written up so any tips would be amazing!

@OneForTheToad For you. Which is why you wouldn't be looking for a house in that area presumably.

There will be other people that are, who don't feel it's a bad location and throw the curtains open every morning and really love the open view of the moorland. The location is as it is, just as the number of bedrooms and not having a garage.

Photos though, yes. Agreed.

I think you have an agent issue here. Awful/inaccurate description, no room dimensions, poor grammar, dreadful photos. I’d have to challenge their professional capabilities. And their fees!
Personally I think that removing a little of the clutter would present the property better. Again that guidance usually comes from the agent/photographer.

Agree about the pictures of the outside, that hilly wasteland with the barbed wire looks bleak and desolate. Your garden looks uncared for and would need money spending to get it looking decent so definitely retake those pictures.

What’s happened in 4 years to make it gain £40k in value? I’d say you’ll get more views at £165k max and take offers from £155k because it needs cosmetic work and the location as others said is inconvenient.

I love the green in the bedroom, but I think for photos you need a bright day, nice white bedding and (although it's not 'cluttered') a bit less stuff.

I like it. I think it is over priced and you need to get a power washer onto the decking. It looks like it needs money spent on that, but a good clean will make it look loads better

I've just looked at the previous listing and their photographs are much nicer ie kitchen angle shows the layout better, bathroom angle more pleasing. Just subtle differences but a big impact.

A cheap kitchen improvement might be to add a couple of chunky shelves to the bare wall, but ultimately I suspect it's the price that's putting people off.

Personally I think the green does need repainting, maybe a pale sage green instead, or just the same colour as the rest of the room. The bold papered chimney breast and then the walls in the very dark green are kind of giving me…ummm…dunno how to say this…B&M/Wilko vibes. Which is a stark contrast to the living room which is really lovely and tasteful.

I'm quite local to you- hello! I think for the area and a 2 bed it at the top end of the price range. Are you on street parking on that road? Because that would put me off viewing - I'd look at similar houses on one of the quieter side streets.

I am local, so some idea of other properties in the area etc, it is similar to other properties and looks pretty good.
Most photos of terraces in Mossley do look dark, so if you can have photos with more light that would be a great help.
One positive point you have to mention is that your on a flat road with quite a bit of on street parking, other similar won't have that.
Also you have good views across the road. Mention bus services too not just station as you're not particularly near station in walking terms.

Definitely have the photos done on a brighter day. The shadows cast by your ceiling lights make the rooms look dark and a bit dingy. I'd also like a few more of the garden but not sure that would stop a viewing. Love the colour of your chimney breast btw.

oh sorry just seen the earlier pictures and it looked so much better, especially the lovely kitchen units, which unfortunately are now dark grey😞

So pleased you are having the photos retaken. I know nothing about the area/prices etc but wanted to say that you have a lovely home. I look at some listings and they feel so dull and lifeless. When I looked at your photos, I could picture it being a happy home.

What I would say if they are re-doing the photos, is the first thing that caught my eye was the set of keys on the sofa. To me it looked like the estate agent had come around and just chucked them there while going around. It just showed a lack of attention to detail.

And someone above has mentioned about the cat stuff, the bowls and the cat tree in the bedroom. I would move those as some people won't come due to thinking pets smell. When we sold I removed all evidence that we had a dog. Good luck!

I don't think the market is going to be a family as the logistics would put me off, so I would want the dimensions to know that I could put a single bed in the second bedroom or office furniture. I noticed from one that sold recently for more that they had created one room on the ground floor. I think it's a lifestyle choice to live there for 1 possibly 2 people...but then would you have parking issues? Can you directly access the heathland from the garden, where does it take you? Can you get a better picture of the view to the rear, what is the view to the front like? Are the views/accessibility to the moors/heath the draw for this house? If so, that needs to be focused on because as a mum, it doesn't work for me.

It won't be of much help to you but I think it looks fine - there's absolutely nothing about it which would put me off if I were looking at that price/area. I would definitely view it!

Sure you could decorate/ move stuff a bit in places as suggested, but it is actually refreshing to see something which isn't wall to wall greige/looks like a show home.

Nice home, OP!

It's overpriced, and I agree with everyone that the rooms look too dark.

I sold my rental two bed (both doubles) in a conservation area with outstanding primary schools in the North West in August back in August for £143,000. The agent advised that if I sold six months earlier, I'd be looking at 175K.