Help me price my house for sale

[Peonies007]

Hi all,

Decided to sell my house round 3 and need help with pricing.

Background...
Agent 1-
Had house for sale in early 2022. Agent suggested 625k, we had open day, lots of interest. Cash buyer at 630k, FTB at 600k.
All went well, survey was fine etc, then buyer pulled out.
Husband had to have surgery so couldn't relist immediately. Then relisted in summer but market went flat etc. withdrawn it from market.

Agent 2-
Listed in April 2023. Agent suggested listing at 650k 🙄, I thought that was silly, I wanted to list at 600k, but he insisted it will sell so listed at 625k. I have insisted that we need to drop price after a week to 600k.
About 15 viewings later agent started to turn up late for viewings, so quite often met buyers and had a chat. Turns out they brought around completely unsuitable viewers (needed double garage, which we don't have. Same with a tranquil garden). Then neighbour overheard them talking and seemingly they used our place to show to people to compare to what they are buying (some already had offer accey on other houses) so basically all those viewings were rubbish. Had an offer of 550k, which I would have accepted just to move on, but the buyers didn't seem very committed.
Sacked agent 2.

Agent 3 - had him around a few months ago and he suggested listing at 575k.
For comparison a similar house was recently on the market (same area, sqf, house type, garden size etc) for 625k and sold for 615k (know the owner).
BUT my house backs on 30mph road vs the other house that has a quiet garden.

As I have zero trust in EA, what price would you put it on?
We thought about renting it out, but I think I just want to have cash in bank instead and move on with our life.

I love the house, it has a great extension potential but hate the noise (haven't really noticed it till lockdown and since then can't tune it out). Given the hassle of viewings with 3 kids, I just want a fast sale.

Thanks!

Looking at other threads where people are offering 5-10% under asking, I’d go at 600 and then you have some downward wriggle room and can accept an offer, if one comes.

Thank you all. Interesting how many differing opinions and approaches.

We really can't advise you very well without knowing your property.

What I would do is go on RM for your area. Set the minimum price to 500K. Sort by "newest listed". Go to Filters. Select "Include Under Offer/Sold STC". Then scroll down to see what prices were advertised on the homes that are recently showing Under Offer or SSTC.

Even better. Do this on Chrome and include the Property Log extension. Then you will be able to see what the prices had to be reduced by previously to hook the sale.

This is the only way I know of getting a picture of the current market.

Houseprices.io will show you what sales have completed in your area and what prices were achieved, but that was on deals done 6mo+ ago.

I would probably go for 575 and instruct the agent to let buyers know it's been priced for a quick and straightforward sale. People will have access to all those valuations suggesting it's worth 600ish so will feel they're getting a bit of a deal, without getting into 'suspiciously low' territory. And you've left yourself some wiggle room if they want to try to negotiate you down, whereas if you start at 550, lower offers will probably be less palatable to you.

Given that you want a quick sale and the fact that the market is slow/ a buyer's market, I would probably price at 550k in the hope of getting lots of interest and offers and then move as quickly as you can. I do think you need to do your research carefully though and see what is selling and for how much in your local market.