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13 viewings in 3 days- is it underpriced

30 replies

Pusstachio · 07/01/2026 17:32

Our house went on on Monday and we’ve now got 13 viewings scheduled Thursday-Sat. Our initial relief at getting any at all is turning into a creeping panic we’ve put it on too low.

Our house is a recently renovated modern townhouse with an open plan layout downstairs (why we want to move- I need more doors in my life). It’s got a different layout to others and the rest of the street is HMOs so it was tricky to value- we had valuations with a £100k range and went for the middle essentially. We’re in a desirable area in catchment for the best primary in our city.

The agent is saying it’s their usual level of interest (but they said that when we got to 6) and now that it’s usual for January. Appreciate they wouldn’t want to agree it’s underpriced.

Assuming offers materialise (aware this is completely unproven) what are our options?

We do think the highest valuation was wild, but suspect we could have gone £25k+. Agent advised that would put us in a different search bracket online which wouldn’t be right for our home.

OP posts:
housethatbuiltme · 08/01/2026 17:06

One of the worst and most overpriced properties we ever viewed had a tonne of bookings so much so they made it a sort of open weekend with 3 or 4 couples looking round at each point and more coming and going... no one bought it in the end.

It was less about the 'house' and more about the market and marketing.

I'm sure your house cannot be anywhere near as bad as that house was so you likely will get some offers from 13 viewing but it can honestly just be as simple as market and marketing. You could have a great house at bargain price at the wrong time of year and still get little interest for months and a peak times even bad or over priced houses can get lots of interest but that just won't translate to offers.

Pusstachio · 08/01/2026 17:17

housethatbuiltme · 08/01/2026 17:06

One of the worst and most overpriced properties we ever viewed had a tonne of bookings so much so they made it a sort of open weekend with 3 or 4 couples looking round at each point and more coming and going... no one bought it in the end.

It was less about the 'house' and more about the market and marketing.

I'm sure your house cannot be anywhere near as bad as that house was so you likely will get some offers from 13 viewing but it can honestly just be as simple as market and marketing. You could have a great house at bargain price at the wrong time of year and still get little interest for months and a peak times even bad or over priced houses can get lots of interest but that just won't translate to offers.

What was bad about it, if you don’t mind me asking?

OP posts:
housethatbuiltme · 09/01/2026 09:57

Pusstachio · 08/01/2026 17:17

What was bad about it, if you don’t mind me asking?

Oh nothing you would likely need to worry about with your house.

It was listed as a probate house (guess it technically is) and a doer-up (even though it was turn key priced). Market was hot and lot of similar houses in the area had had bidding wars and lots of us had lost out several times on those similar houses which probably is the reason it came to market and the reason interest was high even though the price was high for 'needing modernising' (we would have offered at least 10% under even if it had been good due to its overpricing but thought it was worth a look at least).

The photos showed a dated house, clearly old person had lived their and not done much. Old faded pattern carpets, old wood panel walls, old fashioned wallpaper, dated furniture (fully furnished), all clearly hadn't been updated since at least the last millennium so just tired looking. Nothing that would put us off though, we where looking for a doer up to make our own.

However on viewing it became apparent quickly the photos had been taken at angles to hide serious issue, like the big hole in the roof and the water damage that had gone through the roof, ceiling, upper floor and ground floor. The broken glass from windows that had been smashed out at the rear of the property was also clearly left out in photos. Mold from condensation not in the photos either. Neither was the tree growing out of the wall.

Turns out it was a probate house but the owner died over a DECADE ago with no other family in the country and it just been abandoned ever since, no heating, no maintenance, no security. Not only was it overpriced it need a tonne of work (damp throughout from multiple causes, wood rot, needed whole new roof, structural issues from plant growth etc...) not just updating.

People where actually laughing as the walked around opening doors and seeing more and more issues, some walked in saw like 2 rooms and walked back out without even getting to the worst parts.

I assume your house is your home and you likely live there? I doubt many 'lived in' houses could be anywhere near a condition like that (although probably was fine back when the owner was alive, while dated the furniture had all been nice stuff back in the day etc... just time and lack of maintenance ruined it).

Pusstachio · 09/01/2026 14:00

Oh I see- yes we live in our home and it’s been described as turn key by some viewers- it’s at least watertight!

We had an asking price offer from yesterday and a second viewing in on Saturday.

OP posts:
OhDear111 · 11/01/2026 15:11

Check if offers are coming from people who can actually buy! If they have something to sell it isn’t much of an offer.

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