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Only three viewings on our flat in a month - critique welcome!!

85 replies

BasilsDad · 07/08/2024 16:11

Hi, have had our flat on the market for a month now and have only had 3 viewings with no offers. Flat market is slow in general but there are some that have sold in our building recently.

Happy to hear any thoughts and what we could do to improve the listing!!

www.rightmove.co.uk/properties/149966219#/?channel=RES_BUY

OP posts:
HaPPy8 · 07/08/2024 17:09

SausageRoll2020 · 07/08/2024 16:21

The hallway looks like a waste of space, is there a way you could dress it with a desk so that you can show a clear WFH space?

What would put me off would be the photo of the children's play area, I'd presume lots of noise from this. Unless it's in a very family focused area where this would be welcome 🤷🏻‍♀️

I don't know the area so can't comment on price.

I agree with this the hall does look like a waste of a big amount of space could it be utilised in a better way?

mandarindreams · 07/08/2024 17:10

It's an attractive looking flat and I can't see a lot wrong with it from the pictures. I agree with a comment above that you could potentially show better use of the hall space, which is large and seems a little redundant currently - maybe set up the space for home working so that the second bedroom can be shown as a bedroom only?

But otherwise (with no local knowledge) I would have to conclude it's probably the price plus slow summer market.

Cornflakelover · 07/08/2024 17:13

You have several similar flats that are 2 bed 2 bath ( ensuite ) for same price or less than yours

there is one that is 425 2 bed 2 bath and actually looks bigger
and a 2 bed 2 bath for 410 and it’s been on since early May

So I would say it’s the price

LuckysDadsHat · 07/08/2024 17:13

mandarindreams · 07/08/2024 17:06

They are there if you click on the leasehold tab - 996 year lease, £350 ground rent and £1,935 service charge p/a.

I had missed that tab lol! Thank you!

Thepartnersdesk · 07/08/2024 17:14

There's not much wrong but the order of photos is a bit odd.

The outside is nice but it starts with the worst pic of the lot. It is at an angle that makes the kitchen table look squashed against a wall (and lack of outside makes me think it's not a selling point).

The rest of the pictures don't really give a good overview of the living space although there's nothing wrong with them individually. I just don't get a sense of how the space fits together.

Cornflakelover · 07/08/2024 17:17

Also not sure where you are
but it the ground rent is more than 250 a year outside of London it can present a huge problem now with mortgage companies not wanting to give the money for properties with this amount of ground rent

it your in London then ground rent up to 1k a year is fine

sausawyee · 07/08/2024 17:18

There's no storage in the bedrooms. Looks lovely but pricey for what it is.

TheYearOfSmallThings · 07/08/2024 17:18

ShinyHappyTits · 07/08/2024 16:47

I know HP has just had the boost from the Sunday Times but I'd still say that's punchy. Flat in Walthamstow might go for that much but they tend to be Warners without the service charge. It's beautifully presented but there are houses locally going for not much more. Stow Brothers are known for being quite punchy price-wise. Have you tried McCraes? They tend to be more realistic and have a great track record.

I was going to say, for £450k I'd prefer an ex Warner near the tube and in Walthamstow. As lovely as Highams Park is, I would want to pay a bit less for a 2 bed flat there.

The flat itself looks great though.

TheYearOfSmallThings · 07/08/2024 17:19

The service charge is high too.

mcmooberry · 07/08/2024 17:21

You are selling the dream so yes, get rid of the over loaded shoe and coat rack and maybe a lovely full length mirror there.
Artwork to left of hallway door to dining area, large piece which looks good with the mustard background.
Statement light fitting hall
Get rid of whatever that is to left of drawers in hall
Personally I don't like the country kitchen style chairs, would say you want something more modern and stylish and agree dress the table.
Bedrooms could be improved with new soft furnishings.

neonjumper · 07/08/2024 17:22

It's lovely but:
Hallway can be utilised as a wfh space - take the desk out of the bedroom .
Service charge might be the issue , my niece has tried to buy a flat but banks won't lend to her because they've said service charge of 2K is too high.
Rearrange living space as it looks quite small .

However it's a lovely flat very nicely decorated .

AdviceNeeded2024 · 07/08/2024 17:22

It’s a lovely flat, very spacious and light. I love the bathroom and the balcony.

I agree with what PP have said, could you get a better photo of the lounge area, and also as your hall area is so big, could you move the desk out of the second bedroom into the hallway and dress that area a little better for a WFH setup, and maybe move the wardrobe/cupboard out of the hallway and into the second bedroom?

Riverswims · 07/08/2024 17:24

It's gorgeous, I love the mustard wall and there's nothing that would make it better for me I just need Hertford

andfinallyhereweare · 07/08/2024 17:25

Price for a new build. Looks lovely but I wouldn’t buy it. Sorry!

EnidSpyton · 07/08/2024 17:25

It's too expensive. Others in your block are available for 25k+ less - no, they're not as well decorated, but they are the same size or even bigger, and a bit of paint will get them looking just as lovely as yours currently does. You can't expect nicer than average decor to justify such a huge price increase.

It's a lovely, light and airy flat, and you've made it look beautiful, but the reality is for that price you can get something of a similar size in a much more central area. I'm a lifelong Londoner and have never even heard of Highams Park - I had to look it up on a map. It's not got a tube or truly easy public transport access - the Overground isn't that reliable- and it's a bog standard new build flat on an otherwise very uninspiring street. To be that far out of central London or away from convenient public transport, I'd expect something truly fabulous for £425k - a private garden or at least a terrace - and your balcony is small. There's also not a particularly nice outlook, which would be what you'd be moving to suburbia for - trees and such from your windows.

On a practical level in terms of things you can change to make it more desirable, as others have said, you've got a big waste of space in that hallway - I'd definitely move the desk into that space and turn it into an office so that it becomes a room in its own right that allows viewers to see how much useable space is on offer. I'd also remove all the extra bits and bobs on top of the kitchen cabinets - nothing says 'this kitchen is too small' more than cluttered cabinet tops and surfaces.

I should think if you went down to £400k you'd get much more interest. It depends how quickly you want to sell, though - the summer is always slow.

dbeuowlxb173939 · 07/08/2024 17:26

No suggestions really, you've done it up really nicely and the description is good.
Must be the price unfortunately

albalass · 07/08/2024 17:27

I love it - spacious, lovely decor. Love the big hall. But leasehold, high service charge, and high council tax band would put me off.

Boxina · 07/08/2024 17:29

HaPPy8 · 07/08/2024 17:09

I agree with this the hall does look like a waste of a big amount of space could it be utilised in a better way?

I love the big hall! Makes a place feel spacious, you can always choose to use it as a room if you want to.

IncessantNameChanger · 07/08/2024 17:32

SausageRoll2020 · 07/08/2024 16:21

The hallway looks like a waste of space, is there a way you could dress it with a desk so that you can show a clear WFH space?

What would put me off would be the photo of the children's play area, I'd presume lots of noise from this. Unless it's in a very family focused area where this would be welcome 🤷🏻‍♀️

I don't know the area so can't comment on price.

I thought this too. Is the play park right next to the flat?

Also the hall is huge, I bet you could dress it as room some how.

Your flat and photos are lovely and it looks very big. I think some of your furniture look a small and lost eg in the kitchen. But I really don't know. Would it look better pulled away from the wall? It's all so minor. I don't really know that side of London very well

KimKardashiansLostEarring · 07/08/2024 17:37

I love it! Your hall is mega!

justlonelystars · 07/08/2024 17:40

used to live near here. Honestly, it’s overpriced. The citius/altius court flats are finished to a much higher spec and are also out of the industrial area that your flat is located in. You will have to competitively price it against those flats in order to sell.

keepYourDogQuiet · 07/08/2024 17:42

It's lovely but there are other similar flats about for similar or less. It's price and time of year.
The photos and presentation are all good.

How urgently do you want to sell it?

MrsPelligrinoPetrichor · 07/08/2024 17:42

DreadPirateRobots · 07/08/2024 16:26

It's the price. It's always the price.

It's a very nice flat which is presented well.

I agree, must be the price and because it's the summer ,it's a lovely flat.

Gamergirl86 · 07/08/2024 17:52

OP, it's a lovely flat, presented well and looks as though it's a competitive price for the surrounding area.

The only thing I thought was when looking at 2 bed flats some have more to offering terms of communal gardens etc.

When something isn't getting views or selling its almostb100% priced too high.

I'd knock to £425 get some interest and perhaps a bidding war!

Hairyfairy01 · 07/08/2024 17:52

I would take out the estate agents pub reference, it's not relevant. I would also take out your reference to screwfix. It makes it sound like you have done a whole load of home DIY, and potentially badly. I almost think the agent has gone too far in trying to personalised it.