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.

10ft x what?

10 x 10 ft

That is tiny even for a much smaller property

Ah that quite small.
3 meters by 3m ish ...

but separate utility so only for cooking ....

Are the dinning room and breakfast room both adjacent ?

My cousin has a brand new kitchen in their garage and will fit it all in for £5k. My kitchen is 18 years old but immaculate.
I would have had the whole lot done but my brother died they day after I bought the house. He had a building company.
I can't bend down due to ill health so I need a different configuration.
Some of the valuations said I need to have a new kitchen others not to bother.

Would put me off. Mines bigger than that and I'm in a 3 bed terrace

I’m afraid @Lastgigeither you do the work or you market with a decent reduction in price. You will be competing against houses with a better layout and families like kitchen and informal dining in one space. Ok, not everyone, but often 5 bed houses go to families and 10 ft x 10 ft is too small and shuts off parent(s) from dc which people don’t really like. If you price lower, people will take the opportunity to change it but if you won’t spend the money, why should they?

My friends had to reduce by 12% to shift something similar. Small kitchen, no utility, no downstairs cloakroom, separate loo upstairs with no wash basin (that was next door with the bath). They didn’t change anything so took the financial hit to sell - only 3 beds but it’s either good layout or price reduction to sell right now. It’s a buyers market.

Yes. It would need to be priced accordingly so that I would have the funds to make the necessary changes.

It would put me off yes. I have 5 bedrooms because we have a family of 5 and a large extended family so a good sized kitchen was important. However, a hastily done remodel wouldn’t put me off any less as it’s such an important space. I would still be budgeting for a redo. You may be better just pricing it for a sale.

We did reduce by 14% when we relaunched last month.

I think I had better get the wall down!

Do you have plans/planning permission for the changes that could be made? Selling with approved planning permission might help.

Depends where you are. New commuter homes in the South are often like that. i rented for a short time a house right next to Welyn station. it was 5 bed but the kitchen was tiny and didnt have a separate dining room. I only needed it short term and when I left it was sold within 2 months. There are loads of houses in Milton Keynes as well which are almost like flats, tall town houses with small floor space. The market is quite slow at the moment though. Sounds like you will need to reduce at least by an amount and try to advertise the house as extension potential.

Basically you need to scope out similar properties on your road/surrounding roads, look at the price variations between houses who have done the work you’re describing and those who haven’t. Price accordingly and let someone who wants to live there do the work. You sound ready for a move.

I do have the plans and visual from Magnet.

Knock the cost of the conversion off the price.

I wonder if we could put the plans up minus the brand?
We've had 1350 clicks and no views from one online portal.

It would put me off, but not irretrievably so if I could see scope to have the kitchen I want. I would not buy it if there was a new kitchen in the small space. That would feel like I am paying for a kitchen that would be coming straight out, the waste would bother me.

Difficult to answer without seeing the floor plan. Are you happy to share? My initial comment is better to price accordingly and let buyer do the work to their spec and taste.

Foe me the kitchen is the hub of the house and needs to be large. I was significantly influenced by the kitchen when I bought my current house.

Yes it would. We moved from a 3 bedroomed house with a large kitchen and when we viewed our current house we decided not to offer on the basis that the kitchen was too small.

A few months later we saw it advertised again with £30k knocked off and my dad who works in the construction industry persuaded us to take another look. We decided to offer this time based on the fact that we would have the money to convert the large integral garage into a kitchen

Pic of kitchen and floor plan. I'd rather not say where it is as I've got a stalker with a VAPO.

Posters on here aren’t necessarily experienced buyers/sellers.

A buyer for your house will be someone who plans to knock through or extend.
You just need to price it taking into account the work that needs doing.

Does it have a garden - ie space for an extension?

You risk losing more money trying to do the work yourself. It’s better to pass the costs onto the buyer, who can remodel it according to their taste and needs.

OP it’s completely fine. The kitchen itself is nice. Someone might be perfectly happy with that layout as it is. The dining area is easily accessible from the kitchen, a separate utility is a plus. If your buyer wants to alter it to their taste, pass the costs onto them as I said.

The market is dead right now due to the Iran effect. In London business is 80% down.

Edit: duplicate post.