Selling my house - how to price it

[Lavendar01]

Which is more likely to get me the price I want

1. Price it for about 3-5k below the estimated price on Zoopla, in hope of getting enough interest to have a bidding war, which will hopefully reach the estimated price or more

Or

1. Go with the estimated price or over, to ensure I am definetely getting the estimated price

Put it on for £60k more than it's worth. Put some Aesop handsoap in the bathroom and cushions and throws in the living room and some nutty mumsnetter will snap that up.

I think you only get a bidding war if you have a good house (could be a doer up but good size/location and nothing major like structural) for a very good price, people love a bargain... £3-5k under would not be anywhere near enough to cause a bidding war.

On average you should go in expecting to accept 2-8% below the value estimate, its lucky if you get full or above but go in expecting less and you won't be disappointed when you are getting offers of 5%, 8%, 10% under etc...

So say the EA said you house is worth £350k, that will mean in range you could get 10% over or under too as 'within reason' so really £315-£385k range more likely to go under than over unless you are in a very hot market. So if you got an offer for £340k it wouldn't be a bad offer and very 'expected' of a decent sale price.

Don't 'overprice' by 10% though as people see through that too.

Talk to an actual local estate agent and get their advice- they usually will do this with out any obligation to actually market the house with them.
When my Dad passed I asked a couple of agents to quote
There are too many variables for us to give you much help on here

None of these.

Zoopla estimates are notoriously inaccurate- ask local estate agents to look at your house and come up with an estimate, with evidence of comparable properties that have sold recently. Be aware that lots of agents are over valuing to win commissions in what is a slow/ falling market in many areas.

Do your own careful research of your own market, what is selling, for what price, etc, preferably over several months.

3-5k under likely market value isn't going to stimulate a bidding war, unless your property is worth 50k.

What price do you want or need? If you're a motivated seller then you'll let the market decide by pricing under expectations. If you need a certain price then you'll just have to ask that and cross your fingers. Then it'll be down to the luck of your local market (none of us know how that is).

Use houseprices.io as well to gauge prices. And look at the properties that SSTC in your area in the last 14 days.

Why are you getting an estimated price from Zoopla?

You would get a more accurate valuation from getting 2 or 3 local EAs round and asking for their valuation. It will probably be on the optimistic side so don't necessarily just go with the highest valuation. Ask to see examples of other properties they have sold in your area and what price those houses achieved.