Least annoying way to price house

[frangie]

My house in the South East has been on the market since mid Sept. Was at guide price £465k, reduced fairly speedily to £450k. Only had one viewer. Feedback was that it was much bigger than expected and that there were works they would want to do.

I don't ideally want to accept less than £430k. I'd priced at £450k to allow room for people to make offers.

Agent is suggesting I reduce to £435k as I'm keen to move, or withdraw and relist in spring. I'm not keen to do the latter for various reasons

If I need at least £430k ideally, what's the least annoying way to price that may get some additional interest, but discourage offers tens of thousands below...

Guide price: 430-440k?
Offers over £430k
£435k (as a single price, leaving small amount of room for offer below)

Any other ideas?

Thanks in advance

£440k as the lowest but I would hold your nerve for now.

If people love your house, and their max is £430, they'll still see and offer on a £450 house, at least I would. And presumably the estate is aware you're flexible.

I live in the SE too and am currently in the process of moving. I think transparency is crucial here. Let any offering couples know, if they offer less, that you absolutely can't afford to move for less than £430k.

It's a slow market and 8 weeks on the market is nothing at the moment.

Is your house in good condition? In my area, the houses that are lingering long term are those that need lots of work. Trades are expensive. Well presented houses are still selling within a few months.

Pick a single price. People will offer lower regardless of the wording, especially with two reductions in quick succession.

Also don't forget they'll offer way lower to give room to work upwards so you may well meet in the middle at 430 anyway.

I would take the EA advice & reduce to 435k.

If it doesn’t sell you probably will have to take it off the market and relist in the Spring. Maybe get some jobs done on the house if the condition could be better.

435 sounds fine to me. Everyone I know who has bought recently has paid asking price.

The market is slow in some areas, so I would hold my nerve at the current price right through winter. You may also see your competitors exiting the market, further strengthening your position.