Marketing Victorian house: To use old photos really showcasing property potential or new ones showing current state (not good!)

[Soundbathfan]

I’m in the process of selling my grandmothers’ quirky old house. She had photos taken as part of a feature on the property around 15 years ago when it was a functioning b&b and obviously stunning.
since then she became unwell and recently passed away and the property is in rather a state (my uncle lives there who is unwell himself). Virtually no maintenance has taken place in the last 5 years.

the EA I’m marketing with previously got a buyer for the property in its current state while using the old photographs (around a year ago my Nan marketed the place but was advised not to sell at this time due to illness). The price was good but it took a while.

the EA are advising to use the old photos but the cynic in me wonders if that is because it saves them work

I can’t help but think myself that if I saw those photos and walked into it’s current state I’d be disappointed, but maybe I’m being jaded by my own feelings about it? On the other hand it really showcases the potential of the house. Wwyd?

Can you do a deep clean and paint everything white so it’s a blank canvas for whoever moves in.

Can you do a mix - with an explanation? I’d want see the current condition as a buyer, but would also appreciate photos showing the potential. As long as it’s made clear in the listing.

This! I really think you need current photos too.

I've seen listings where they have side by side photos of the empty room and a digitally created furnished/decorated one.

That might work with old and current photos I guess.

I would be really disappointed if I booked a viewing based on old photos and the house was in far worse condition than I was expecting.

It seems dishonest tbh.

I agree personally. I’m sure the agents will tell people when calling but even then - for me I think it would put me off viewing if I hadn’t seen the place in it’s current state…

Sounds like a lovely house!

I agree with @howlsmovingbouncycastle .

Good luck!

I think photos of current state. Buyers usually want to put their own stamp on things anyway. You are likely to attract buyers who are up for a bit of a project/ happy to do some renovation if you put current state photos on, rather than a stream of buyers whose feedback is "it's not what we thought/ more work than we were expecting" and hence wasting time.

Perhaps some side by sides but I would be wary of buyers significantly knocking the price down if the old photos are used as the house is in a much worse state than advertised.

Market as it is - but could you print off some photos of its potential look to show anyone who comes for a viewing?

BIL viewed a property with old photos. The difference was horrendous. He'd probably have viewed anyway, but he went in expecting decor to be fresh and new and the reality is it was scuffed and worn. Very disappointing for all involved.

I agree with those saying market with new current photos, but potentially showing the old or adding to the listing with an explanation.

Having recently viewed a property which was in a much worse state than the pictures and description suggested, I was very disappointed. Somewhat angry too as it cost best part of £50 travelling etc. and it was a totally wasted trip.

You should go with new pictures. There are people who want a doer upper and people who want new or renovated, wiyh nothing to do by them. They don't tend to be the same market, so you will get the wrong set viewing. It is unlike to lead to a sale.

I used to hate it when I turned up to view a flat and it turned out the pictures were the ones they had had taken 10 years previously when they turned it into a buy to let.

There is a saying along the lines of "the secret to happiness is low expectations".

I think if you set people people up with high expectation and then fail to deliver, then that's worse than simply showing the reality as it is now. As others have suggested - find a way of showing the former glory in a way which makes it very clear that that is not how it is now, but shows the potential.

You will more likely lose buyers who turn up to view and feel disappointed and like they have been mislead and wonder what else is being lied about. If you put current photos, people will come with a renovation mindset

Yes it’s a bit like going online dating when they used old photos! Use the current state photos. If the house is priced according to the condition and has an honest description it will sell. You could always add a few older photos with “picture from 1997” or whatever stamped on it.

I’d use the recent ones. We viewed lots of houses last year and I hated it when they’d obviously used old photos, it is so off putting. Lots of people are happy to consider a project house

I would consider refreshing the paintwork in order to make it more appealing, but then use current photos. I would consider leaving out a brochure of photos of when it was a B&B in top form for viewers to look at when viewing though, and make sure the EA know it is there.

I remember helping a friend sell his house post divorce, and we had a decorating party, where pretty much everything was painted by about a dozen friends. We went round the day before putting masking tape on windows etc, and it looked amazing afterwards, and sold really quickly.

The old photos would put off doer-uppers who might buy it and encourage the sort that wants exactly what's in the photos, who won't.
I'd use new ones, but make the old ones available to anyone who actively inquired.

Definitely use new photos, your market is people who want to do up a property. It might be worth having a brochure of the old photos for people who view, it is the kind of thing I would love to see and it could help persuade people to put in offers.

I wouldn't be disappointed, I'd be hopping mad. I dislike most modern interiors and most of my house hunting is a five hour round trip. I'd never, ever use that estate agent again if they took me to a viewing with such deception. I'd probably report them to the ASA, in fact.

The kind of person who will buy a doer-upper has the vision to picture the potential themselves. If they can’t picture it they should not be buying it. It will waste your and the agent’s time if you give the impression the house is in better condition than it is because it will attract potential buyers who will be put off by the actual condition.

What’s happening to uncle?

Would you go OLD with a profile containing only photos that were ten years old and in which you weighed three stone less?

Cheers all, new photos it is