House not selling - feedback?

[allipi]

Please can I have some feedback on what can be done to improve this listing? It’s been on since February, one offer and a handful of viewings. Limited feedback. Not my house so feel free to be critical and I’ll pass it on tactfully! 🤣

Personally I think some of the rooms look too cluttered and the photos need to be redone. It has been reduced by 5k but the listing doesn’t state this.

www.rightmove.co.uk/properties/149081762

Its the price for the area - i know it well and i wouldn't pay 280k to live there, the surrounding roads are very very busy

What was the offer?

I agree it’s the price. But taking all the crap out of the bathroom and moving the dining table to the dining room (currently it looks like you’d have to squeeze past it in the kitchen) would help.

A new-build is always going to lose value in the first 5-10 years, that combined with the property market being tougher now than it was in 2022 when they bought tells me that it's unrealistic to think they can even break even if they sell now. They can maybe get around 250/260, but nowhere near 280.

Also, is the bathroom (pic 9) carpeted? I'm amazed they still do that.

Price aside, it’s too congested downstairs. Move some chairs into thee garden and retake the photos. Toiletries everywhere! Garden is shady, take pictures in the sun and/or remove that gazebo.

Small garden and very overlooked which I know can’t be changed and is pretty standard on a new build estate (although that’s a particularly small garden for a four bed detached).

only thing would be to drop the price really

There's not a lot wrong. Are they still building? I'm further north than you but the second hand new builds are slow to sell here too.

My only observation would be that the outside shots are poor. I expect things that start with an internal shot to be ugly outside but yours is fine.

The garden while small, hasn't really been shown to it's best although now is also not the best time of year.

Oh and where is bedroom 4? Do they mean the dining room?

Being picky the swivel car in lounge needs to go and room in pictures 8 in nether one thing or another

Listing say four bedrooms but floor plan has labelled one room bedroom 5. That might be a bit confusing so I’d get that changed!

Take the photos of the back garden on a day when it isn’t so obvious that the seating area will be in the shade.

They need to accept they’re going to loose the ‘new build premium’ they paid - it’s going to take another 3-5 years for the price of their property to appreciate from what they paid for it - even in a relatively buoyant market….

It’s price. Nothing has sold in the area for £280k it’s all £250/60/70. They will lose money selling a new build so quickly after buying. There is a premium on new builds.

I don't know about the price, but others have suggested it's high.

I think it could do with a bit of declutter I think and maybe moving out some bits of furniture that makes the rooms look small. All the toiletries need reducing right down, the additional chair in the living room could be removed, and the table on the kitchen looks a bit short on space.

Whilst some people can see past that, many can't and it might stop actually getting people through the door.

Being in the south I'm still amazed how cheap houses are up north !!!

I think it's a nice house but I would

Move dining table into dining room

No door to bathroom

Bedroom 5 not 4

Says 3 bathrooms but it's 2 and a 3rd downstairs toilet

And the awful music when viewing the tour. No need. Very off putting and lady having a cuppa

Perfectly pleasant house, sorry it must be the price.

My only comment would be, and yes it's very picky - is that an oil stain on the driveway ?

otherwise lovely job of decluttering the kitchen has been done.
maybe the shower room could have a lot less toiletries ?

and as already mentioned, the estate agent has numbered the bedrooms as 1, 2, 3 and 5. I looked on the floor plan and I reckon they meant 1, 2, 3 and 4. as no one is pretending that the dining room is a bedroom.

Unfortunately they over-paid but the sound of it. It’s not worth what they asking now. The house is nice enough, but the garden is too small. It’s also a Persimmon Home which I wouldn’t buy for any price, the quality is generally terrible.

I think it looks cramped downstairs- too much stuff. I would remove the extra stuff in garden gazebo etc or at least have a picture without that so you can see how much space is available

I know exactly where that house is as I live in Fife. I don't think it is the house presentation. I think the issue is the location. It's part of a large soulless development and that plot looks fairly near what is a pretty busy road. Crossing to walk anywhere must be a nightmare and the schools aren't particularly close.

Most new builds don’t make money in the first couple of years they depreciate.

What attracted them to the house in 2022? Probably only the fact it was brand new because there’s nothing else special about it that I can see. Now it has lost that new build bonus it will be a hard sell.

They will need to reduce the price to a point that the price becomes the attractive thing about it.

Strange that when you look up that area in RM sold prices there is very little sold prices information, and the ones that have sold twice have sold at some discount to the first price.

There is no indication of a "new build" status in the prices.

I guess this may be a very new build estate and maybe pricing information has not been updated.

I suspect they may be facing strong competition from other new builds around. There is no evidence in the (very thin) sold prices data that they will get back what they paid for it. Why would they expect to ? After all if you bought a car and drove it around for 2 years you wouldn't expect it to sell for what you paid for it.

The cuppa!! Had to go back and see. Oh no, that needs gone.

@Haggia @Blondeshavemorefun I noticed the woman with the cuppa too, no idea who she is or why that’s there! 🤣🤣 Apparently the estate agent is going to do a proper video tour.

I’ve let them know this feedback, it’s super helpful! They're going to set the office room up as a dining room which should help the kitchen look more spacious. To be honest, they’re not in a massive rush to sell as they just want to downsize and haven’t found a property they like yet. I think if there’s no movement after making some adjustments to the listing, they need to take it off the market and reassess in 6 months or so. Fingers crossed!

I agree with the price, but also the fact the lights are on in every single photo makes me think the property is lacking natural light?

Photo 8 makes that room look tiny.
The kitchen chairs are too bulky for the room.
The garden photo was taken when it was in the shade (or maybe it's always in the shade).
Taking the gazebo down would make it seem larger.
They've done no planting since moving in to create more privacy in the garden.