Would a five-bedroom house with a small kitchen put buyers off

[Lastgig]

Would you buy a 5 bed house with a 10ft kitchen?
We're trying to sell our house and to date have had no luck. It's a modern house.

We've been quoted silly money to take down a supporting wall between the kitchen and the breakfast room. A new small kitchen would cost us ( due to family contacts) £5k. The wall plus new flooring and moving gas/electrics £25k.
I do need a more accessible kitchen due to my disability but I also need to downsize.

Yes

Massively

Yes, it would put me off completely.

Yes - I find it odd and offputting when the bedrooms massively outweighs the living spaces.

However, we bought a house like this because it was at a price where we could plan to do the work and extend as needed. We added a large across the back extension with large open plan kitchen dinner plus lobby/boot room and utility spaces.

If you price it correctly you will find a buyer happy to do the work themselves (and choose their own kitchen)

Yes.

Your price will very much need to reflect this big disadvantage. And fact that you’ve had no interest would indicate your price is not reflecting that fact

No, not on its own. Sounds like you have options to knock down a wall and create a larger space. As long as there was potential and it was priced right it wouldn’t put me off. I’d rather do the work myself than buy a house that had been done cheaply or in a different style to what I’d have chosen.

Yes. And if buying it I would rather the small kitchen was old so I could do the work right away (and price reflected it). I hate to see a new kitchen that I would want to rip out.

A family house should have a family sized kitchen. I would be put off if there wasn't a separate utility area and an adjoining dining area. It sounds like you have the latter so your price needs to reflect the fact that buyers might want to take that wall down or extend

Yes.

I bought a 4 bed house with a stupidly small kitchen and no outside window but I got £85k off the asking price ( it had been on the market for 2 years) and spent the difference on a kitchen extension. My kitchen is now 4m x 5m. I cook from scratch and hate cramped kitchens.

It would put me off whatever the size of the house. The kitchen is the heart of a home. I have a 2 bed terrace, but the kitchen is a lovely size.

Not if there was an easy opportunity to extend/knock through to a dining room, but I’m a happy doer-upper. I’d expect this to be reflected in the price.

It was the biggest compromise I made when buying my home and even though everything else was perfect it was nearly a dealbreaker.

This. Fine if it’s reflected in the price. It might help to include a reference to the feasibility of knocking down the wall to the breakfast room in the EA write-up.

Yes

It wouldn’t put me off as I’m tired of trudging up and down a big kitchen, and over acquiring gadgets I don’t use enough. People go through stages. My kids are now grown. I’d be happy with a small neat kitchen these days, as long as I had space for a dresser or similar in the dining room.

No it didn't to us. However was competitively priced.

And that is the hub of it @Lastgig

Any and every house will sell IF priced accordingly

Wouldn't bother me. Could you stage and market it towards DINK couples who are wfh?

With five bedrooms yes.

Does it have to be a complete wall down or can you open it up to the breakfast room with something more like the gap you'd have for double doors with a wooden frame and no doors. Even a little wider? No beams no new electrics just new flooring.

Did you add some bedrooms yourself OP?

We're 6 bedrooms (we added 3) and currently extending the kitchen and dining area. Due to the fact its an old house and a funny shape i can't have a separate utility room and i do worry how it will effect the saleability of the house when im dead.

We have a dinning room, a breakfast room and a utility. Separate wc. We've reduced the price to match the 4 beds that are selling.
If we get the wall down we have to move the services and re- floor. We would also double the size to 22ft x 10 ft. That needs a lot more units.

I am afraid you have not reduced it be enough . No matter how big a figure you have reduced it by.

The particulars should make clear that the kitchen / dining room presents a wonderful developmental opportunity.

Can you post a floor plan?

It wouldn’t put me off, I hate cooking so certainly don’t need a big room to do it in!

Kitchens and bathrooms are what sell houses