House has been on for sale for nearly a year with no offers. Would love some feedback and advice!

[Veebie86]

We bought our 1850s 3 bed cottage in 2021 and although we absolutely love it, we got pregnant last year trying for our second and ended up having babies 2&3 in January! We have no family too close by (my parents are an hour away) so we sadly put our house on the market in early August last year to move closer to my family for support and to have more space than what we have currently for 3 under 3. In 9 months we’ve literally had just a handful of viewings with no offers. People constantly tell us how beautiful our home is (and we honestly love it, just wish it was bigger and closer to family)! We’ve tried two EAs who have both said it’s priced right for the area and the market and we can’t afford to drop any lower anyway to avoid making a loss (we’ve done work since moving including adding a downstairs toilet). We’re honestly getting so down about it now as our babies are just getting bigger so quickly and starting to feel like we’ll be stuck here forever. Link below and if anyone has any tips or feedback I won’t take anything personally and would just appreciate the help!
https://www.rightmove.co.uk/properties/146014529#/?channel=RES_BUY

You need to look at the percentage rises in house prices in your post code.

The listing shows some but they cover several years between sales.

Some areas have a 10% price increase per year, others around 3%, others none (and even fall.)

I think you've increased yours by around 5% pa (maths experts correct me as I just did a quick mental calculation.)

I don't see why it's too tiny for 3 young children. You have 3 bedrooms, 2 receptions, a big dining kitchen and 3 loos, and a lovely enclosed garden.

It's far bigger than some other family homes.

Your family is only an hour away- okay they can't pop round at the drop of a hat, but I wish mine had been an hour away when DCs were small, rather than 6 hours!

An hour is nothing.

TBH I'd think about paying for help if you need it with childcare/cleaning/ babysitting- whatever- and save yourself the £thousands it's going to cost you to move in fees and tax.

Oh thank you so much. Yes glad my twins are now 16 weeks - I fear had I read some of these comments a few weeks back, my hormones would have sent me spiralling! Thankfully my thick skin is growing back and even more so, the majority of replies have genuinely just been really helpful, constructive and lovely like yours.

STORAGE

Is this an issue?

Looking at the bedrooms I can only see a fitted wardrobe in one of them.

Where are you storing your clothes?

They need to show the wardrobes and storage in the bedrooms as it looks as if there isn't much.

I agree it's beautiful but I'm asking about storage. One issu e with old houses is they rarely have enough storage space (nothing built in) and the quirky design of the rooms can be tricky to fit with wardrobes.

It's a beautifully decorated home - things that concern me when looking at houses:

• Massively overpriced for a three bed
• Entrance hall is wasted space - maybe make use of a small office or clothing storage
• The kitchen is way too narrow as is the dining room
• Bedroom one looks a little odd with the staircase leading up
• Bedrooms have no build in storag
• How big is the back garden?
• No front garden?
• Parking?

Change the first picture - your house looks small compared to the building next to it (even though it isn't). Your home is lovely inside with a fabulous garden but some of the photos make it look a little bit dark. I also think you may need to remove some of the furniture for photos to make the living areas look bigger. I'm afraid the mezzanine bedroom would put me off though. It's not really suitable for use with young children and possibly not big enough to be used as the master bedroom. Could you move the furniture around so the bed is in the lower level of it and the upper level be the office section/dressing room area?

Nice home but over priced. I have bought and sold many times and being over priced is the main reason something doesn’t sell. You need to be more realistic. Sorry but it the truth. Good luck

Floor plan is at end of photos?

Floor plan has been added whilst this thread has been going ,probably because people pointed out there was none!

Please don't paint your beautiful beams as others have advised!!! It looks lovely OP

Why soooo many people saying floor plan needed when there are floor plans which one can see if they can be bothered to scroll down after the pics 🙄. Beautiful home, I hope you get it sold soon and also no, you're not overpriced...600k for 3 bed DETACHED with garden etc.

Ah yes of course hundreds of posters have missed the floor plan, how helpful of you to come in to point it out.... You clearly didn't read the thread or else you would have realise it's only just been added today.

How embarrassing. 🙄

😂😂😂 unbelievable that people think all the previous posters simply didn't see that there was a floorplan. 🤦🏻‍♀️

Lack of floor plan doesn't help but shouldn't really hinder though if keen on the area. No garage and parking round the back from an alley if that's the only access is a big problem at that price

As difficult as it is, in the current market, you are unlikely to recover the additional money that you have spent on the house since you lived there.

If you really want to sell, you need to reduce the price

We are selling, also bought in 2021, have spent a lot of money upgrading it and replacing boiler, etc and we are selling for what we bought it for- not ideal at all, but we need to move

Your home looks delightful.

The only thing that would put me off is it looks like there's no front garden/ buffer between people being able to walk right in front of your windows and peer in.

Is there anything outside the front door that you own?

Is there anything to stop two people meeting up outside your lounge window and having a good natter, that you could probably hear every word of?

Beautiful home, but i dont know the area. Is it priced right for this?
Step back and think if you saw these pictures would you buy it?
Id look at the top end of agents, (negotiate your fee) glossy brochure , better pictures and a floor plan.

It’s lovely @Veebie86 but unfortunately, massively overpriced. I know the area well and within 1 mile there are literally dozens of houses on the market and £600k can buy a lot more. Also, I bet you can hear the trains and you’re under the flight path for aircraft on approach to Manchester at approx 1500ft which would put a lot of people off.

House is lovely. Bedrooms are really 2, not 3 though. One is a walkthrough room. Also I'd drop orangery, that sounds odd
The only other thing is that you have 2 bathrooms close to one another so it's a bit unconventional. And if you don't have parking...But I like it

Also I'd drop orangery, that sounds odd

Doesn’t sound odd to me. Orangery indicates more roof/wall than a conservatory.

Floor plan is not in the normal place but it is page 18 of the photos.

There is a floor plan!!

🤦🏻‍♀️

Once again for all those who haven't bothered to read the thread

The floor plan was added today!

@Veebie86 Can you see the difference between the photos with your old agent and the new company. The new photos do your house no justice. Please use an estate agent who can market your home correctly in this market. You have a beautiful house. Photos and marketing are paramount in this market. Who is doing your viewings? Do NOT do them yourself, and do not accept someone who works for the company on saturdays only, unless they know chapter and verse about your house. Has your agent provided printed brochures? Make sure when you prepare for viewings that you are creating a lifestyle and that the description of your home promotes that lifestyle. I would advise a twilight shot of your home, and also it would be great if the agent could do a video showcasing the area around you as well as your home. Doesnt have to be professionally done as this is ££££, but if the norm isnt working for you, you need to go a step further. It will sell, dont lose hope. But you WILL NOT get the highest offer you could using the type of agency and the marketing they have provided you that you are currently using in my opinion.