Are we overpriced to sell?

[CavChaos]

Been on the market for 9 weeks now and only had 1 viewing. We have reduced by 10k already. Was valued and marketed by 3 agents as part of a developers sales package, and we thought seemed a reasonable price? Is there anything about the rightmove advert you would change/update/any suggestions on how better to present the house? TIA 🙏🏻
https://www.rightmove.co.uk/properties/147927563?utm_campaign=property-details&utm_content=buying&utm_medium=sharing&utm_source=copytoclipboard#/&channel=RES_BUY

If you've had only 1 viewing in over 2 months it's definitely because of the price.

Pictures are fine, would note on the description it says 'new instruction', the estate agents need to remove this as it's clearly false. They also need to include the EPC graph in the listing. I see you're on with two agents, the other agents photos are AWFUL. They are so dark and do absolutely nothing to sell your property.

I notice there's a 2 bed end terrace for sale in Thirsk for £195k so that's not helping you when you can get an end rather than a mid for 15k cheaper. (Excuse me for not knowing the areas so I could be speaking out of term here). There's also end terrace new builds going for £189,950 which again aren't helping you.

Personally I think you need to be at £190,000 reflecting on what's for sale around you.

I don’t know Dalton but I do know Thirsk and Northallerton. Both those places have been saturated with secondhand new build sales over the last year. For an extra 30k you can get a town house with an extra floor in Northallerton. I assume Dalton is small and doesn’t have a lot of amenities?

So your main problem is your current competition that has better access to lots of stuff. Both those towns/villages have stations with direct train lines to London. Plus the number of them currently selling will be problematic for you. I have seen a LOT go on the market. I even saw one in Northallerton listed just 5k over what they paid for it as a new build four years ago (which is also one of the very few I actually saw sell quickly).

My last look was three months ago btw.

Some of the photos aren't great and are taken from slightly angles to show off the room (or not show it off as the case may be!). The second bedroom would benefit from being set up as a bedroom so people can see that it's a decent sized double - could you even borrow a mattress from someone and make it up as a bed? I'd clear that pile of stuff that's in the corner of that room too as it just looks like there isn't space to store everything.
Why are there 2 doors into the main bedroom? That's confusing me!
I also think that 2 bedroom houses, particularly mid terrace with very little potential to expand probably have a fairly limited market - you're really into single adults or young couples starter homes. Small houses in small villages probably have an even smaller audience.
Given this has 4 beds in the same village and is significantly bigger and on the market at £200k I'd say you're definitely overpriced. 4 bedroom terraced house for sale in 7 Chapel Garth, Dalton, Thirsk, YO7 3HU , YO7 (rightmove.co.uk)

It sounds like you are quite overpriced.

Normally if you are priced a bit high you will get offers but under your expected value. If you are priced a lot over then people will see you as unrealistic and simply not bother making an offer.

It is a quiet time of the year though - people generally aren't into doing that many viewings during the holiday period, although to be fair this isn't probably a house you would expect a family to move into.

Probably the most sensible thing to do is to as the agent for feedback, why it is you are not getting views and what you need to do to sell it in your desired timescale. It's part of their job to provide that feedback.

Don't waste your time painting the toilet blue, installing the most enormous wall clock you can find or karate chopping the cushions. Despite what some people believe, this is not going to add 20 grand to the value of your house.

Really nice looking house and beautiful presentation - that won't put anyone off viewing. Yes the photos are a bit crap and bed 2 isn't shown well but the floor plan is clear and that's not going to stop people coming through the door.

It does seem overpriced sadly based on what's for sale nearby, the lack of viewings plus the others which are under offer. I would hazard a guess that nearer £190k is more realistic.

When you widen the search area to 5 miles and look at similar properties on the outskirts of Thirsk, the brand new 2 bed homes that are end terrace or semi-detached are only £190-195 and 3 beds within walking distance of the town centre are only up to £230 so i think yours is definitely overpriced. I think £190 might be stretching it, I'd probably advertise at £190 but be willing to accept £185.
Properties For Sale in YO7 3FD | Rightmove

I don’t know if you’re overpriced. I do know that the photographer was weirdly obsessed with taking photographs of the corners of rooms. Number 10 is basically focusing on a basket full of loo rolls.

I think the photo of the front was taken from too far back; better to focus on your house and not include the lamp post in front of next door.

The pictures do not suggest where you might park. There may be something in the text, but I haven’t read that. I suspect that many people would decide not to view based on apparent lack of parking.

Thanks all for your replies. I think we will lower to 195-200k and hopefully that is more in the range of what else is available nearby. We are in a lovely village location which I know isn't for everyone, but I do think for those looking for it, it would be worth a little more than some of the houses in the new estates in the towns.
I agree that some of the photos are not good and don't show the house the best. The tips like putting a bed in the second room are useful and we wouldn't have thought to do that! The 2nd door in the main bedroom is to a cupboard built in over the stairs box. And we will ask to include a photo of the parking next time too.
Unfortunately we haven't been able to get much feedback from the agents despite trying/asking. So we think we will change agents to just one agent and choose one who will market it well.
Thanks all for your feedback 🙏🏻

houseprices.io says it would be worth £205K IF it had increased at the same rate as RPI. RPI was over 10% less than a year ago and house prices nationwide were flat or falling, so it seems unlikely that 205 is achievable - but every area is very different and I don't know yours.

It's a lovely little house. You've had excellent feedback from other posters. Your plan to reduce the price to around 195k and reduce to one agent sounds like a very sensible one. I do agree that using 3 agents makes you look desperate. Select the one with the best photos and get rid of the others if you can.

There's a 4 bed home in good condition for sale nearby at £10k cheaper. The right price for a 2 bed in the same area won't be more than £190k and probably more like £180k.

I hadn’t noticed all the corner photos, but went back for another look and am now giggling at photo 10!

I hope a little reduction and new agent helps. It’s a nice house.

I agree with the comments about the second bedroom. I would remove as much of the stuff in there as possible / hide in cupboards and put in a bed, bedside tables, lamps. (The wardrobe looks awkward behind the door, maybe there is a better place for it)

Your house looks lovely but the lack of viewings tells you it is still overpriced so I would reduce the price to the next Rightmove banding (200k) or just below. Also dress the second bedroom as a bedroom rather than a study.

Get new photos done showing the parking space and maybe some pots of flowers in the garden to make it look more visually appealing. Agree one EA looks better than three.

Obviously the lack of nearby schools & distance to train station will put some people off but it’s still a great little house and I hope you get some viewings soon after making small changes.