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

a motivated buyer would probably have 30 other houses on their to view list, so perhaps that is why there aren't any motivated buyers, because they don't get that far down the list, as there are far more motivated agents and sellers of other houses that they buy before they even get to viewing this one that's priced too high for the market. They are busy offering on houses that have cut their prices to the correct level (or within a 10% off offer of the correct level)

its up to the agent and the seller to push the seller's house higher up the viewing list, else it might end up languishing for the best part of a year. Still, we'll never know for sure as the only evidence we have either way is that it's been languishing for the best part of a year. What a conundrum.

You’re just embarrassing yourself now.

I thought you were closing this thread haha... I've just realized that the black front door makes it look like 10 downing Street... I'd be getting that stripped lol x

I’ve bought properties, but not one that’s advertised with a guide price as that’s rare in my area and usually refers to an auction property.

It wouldn’t put me off viewing, but I would be suspicious. What’s different about this property which means it isn’t being sold in the usual way? Is the plan to sell it at auction if it doesn’t sell quickly on the open market? How am I supposed to approach price negotiations (for example must any offer be within the range given)?

Why is the house too small for you? Looking at the sizes of the rooms, it doesn't look too small with three children? What sort of property are you looking for?

Omg it’s sooo adorable!!

you know, I think it’s all about a frame of reference… I live in Switzerland and that would cost well over 2 million… So I wish I was in the UK because I would snap it up. It’s so cute.

It’s a lovely house, and the floor plan is there, not sure why people doesn’t see it.
it doesn’t specify about parking, which a house that size should have if I was spending that money. Of course, it seems to be near the street, so maybe you can park at the front.
what are the comments from those that have visited? Any feedback from the EAs after the showings?! They’ll be the best to give you feedback. Also, how is the market at the moment?
All the best. And congratulations on your new babies.

Hi,

Looks like a nice house. Sadly, in the current market the issue is very likely to be price. To sell, houses need to be very competitively priced.

It’s a bit of a pet topic. I write about it more here: https://ownsale.co.uk/category/setting-asking-price/

Good luck.

Tim.

The floor plan was added after all the ‘no floor plan’ posts.

It used to say ‘designated off road parking’. The OP has confirmed this was untrue and it’s actually street parking. Maybe that has been changed too.

First impressions count (first photo). The inside looks loved, the outside less so and that’s the first thing you land on. If you can afford to do this I would suggest getting some reasonably priced troughs for the downstairs windows, stuff them full of colourful bedding plants. Maybe a couple of bay trees at either side of the front door. B&Q might be cheapest option. Jet wash the pavement then ask for a new photo of the front?

Very clever marketing 😉

The house is lovely and the internal photos are great. I wonder why the EA has not included room dimensions in the room descriptions though. Looking at the sales particulars it seems there is no off road parking - is that right as there appears to be somebody’s garage in the photo of the front of the house? If there is in fact no parking having someone else’s garage in the pictures sets potential buyers up for disappointment. Also I think the description of the garden and the photo are an off putting mismatch. The image makes it seem like the bit of the house you haven’t had time to get around to yet. I would tidy it up a bit, add colourful flowers in pots, move toys out of sight stage it with table, chairs BBQ etc and have the garden picture and front of house pictures redone.

There doesn't seem to be too much wrong with your home. It looks big enough for you all at the moment, obviously when the children are older they would probably like their own rooms. I don't understand the "guide price", this would indicate an auction sale and there is no mention of one in the details. If not going to auction you would be better saying "offers in the region of" or "offers over". An auction can put off some buyers. Where is the off street parking as from the satellite image the garage appears to belong to next door, unless it is right in front of the house.

The front of the house is a bit boring and needs brightening up. If window boxes aren't an option then some tubs or big pots with bright and cheerful plants. Also from the photo the flag stones look to be a green and possibly slippery, a quick powerwash would help.

As your house is on a little side street there won't be any passing traffic so is there a for sale board on the main road? Some people cruise an area looking for a house and wouldn't necessarily look down a small street like yours.

One thing missing is street view of Higham Street, ask Estate Agents if they can sort that out, although it might not be possible. I have been house hunting for best part of a year and it is good to see the property in its locality. It can save a lot of time travelling if you don't like the look of the area. Also in the photos there are a few personal things around like pictures on the fridge and photos. Some people don't have the imagination to see themselves in a place if it already looks full of someone else.

Unless the agents have added the floorplans in the last couple of days they are very clearly there, both at the end of the photos and in their own right.

Possibly ask the agents to organise an open day/weekend, put on tea/coffee and nibbles.

Also approach another estate agent - it never hurts to get a 2nd opinion. Maybe try a national one.

I understand you would like to be nearer to your family, but it wouldn't be the end of the world if you took your house off the market and tried again at a later date.

Hope you get a bite soon.

Unless the agents have added the floorplans in the last couple of days they are very clearly there, both at the end of the photos and in their own right.

That’s exactly what has occurred. They weren’t there until a few days ago.

Did you really think that 30+ pages of posters had just missed them?

Stunning house but if I had a 600k budget I’d be wanting at least 3 good bedrooms - for me the mezzanine would be the dealbreaker. It doesn’t seem to offer the flexibility to be using the lounge and the bedroom at the same time? So for me the mezzanine wouldn’t feel like a proper private bedroom.

Hi, sorry to say this but I think it’s over priced? If you look at sold prices for the road you will see that there was a 3 bed semi sold for £450ish? You can’t look at the work you’ve done unfortunately as this doesn’t add much to the value unless it was a total refurbishment. In my opinion, I would remove it from the market then start again in a month or so with fresh photos and a walkthrough. Go for an independent agent as they will work a lot harder for you too

I would suggest thinking about rather than dropping the price use that money to get support. Either to pay for family expenses to be around more or get some help with childcare. It's a lovely house and I can see how at the moment it's difficult with young children but in just 18 months that could be completely different.

My dad is an estate agent. He says there are only two reasons why houses don’t sell: (1) they are too expensive and (2) they are too expensive. This house is £600k for a 3 bedroom house. Too expensive.

It’s there?

@Sharptonguedwoman I mean, it's only about 5 posts back that someone has explained (again! For the 100th time!) that the floor plan was not originally on the listing. It was added only a day or two ago.

I have experience of this estate agent and they’re horrendous. You can’t get through to them on the phone, potential purchasers couldn’t speak to anyone. Try to call them at different times and see how you get on. Get back to the old estate agents and drop the price by 10k. Things are moving again now, so fingers crossed for you.

Hi, your house is beautiful and obviously well loved, I think the house is great for 1st time buyers or a young family (you are moving as it's to small!) but unfortunately the price is not for 1st buyers or young families!! Reduce it if you can, and don't put people off by saying it's to small for you!!
Good luck 🤞

Hey I don’t have anything useful to add regarding advice. But just wanted to show some solidarity! We have had our house on the market for nearly 2 years. We’ve had 3 sales fall through for various reasons and it’s heartbreaking. We’re relocating for work and to be closer to family so it’s been a nightmare. Hope it all works out for you x

It is a lovely house but I would not be able to sleep under that charred black beam over my bed! Either paint it or have it hidden behind plasterboard.

It is very un-feng shui.

I’m late to the table here! Sorry if suggested numerous times already, but I would get the lazy agent to re-take your external photos on a sunny day. Your current photo of the front of the house in the wet doesn’t do any favours. The description states “off-street parking” - I recommend you show this or give better clarity where and photograph other exterior angles of the road. Your house is lovely though.