What else can I do with my house to sell it?

[Florence4170]

https://www.rightmove.co.uk/properties/91646292#/?channel=RES_BUY
Please help! House has been up for sale for a few months. Reduced a few weeks ago. Prospective buyers have just pulled out.
Would welcome and comments please. Am feeling a bit raw about it all.
On threads like these I always think “Price”. But I have been advised that it’s a bit pointless reducing again right now as the market is so slow and we are getting very close to Christmas…

It is empty which always makes a property harder to sell. Stage it with furniture and inject some life into it.

What jumps out for me is that it has been extended on the ground floor including the bold
and very niche choice of pastel blue and pink kitchen units which I would want to change, whilst upstairs the bathroom is dated and needs updating. It feels unfinished.

Can you access the kitchen from the hall? The plans make it look like you have to go through the lounge and conservatory.

Lovely house, but it needs staging, at the very least some AI photos to show the rooms furnished.

Was it bought and then just done up to sell on? If so people may be looking at the previous price and also wondering if anything was covered up by all the new paint. It's very white for my liking, a bit of colour somewhere might help although that is easy enough for the new buyers to change but annoying if you just bought something 'finished'.

I disagree.

it’s lovely OP. Please don’t use AI photos, a waste of your time and viewers.

It is smart, clean, nicely presented. Somebody can move in without doing anything. Yes, upstairs can be done in time. Downstairs is lovely and suits the property.

My only thing would be tidy the garden and re photo. The glasses of fizz on the table shout summer too, dating it’s been for sale a while.

hold your nerve. Or take off and re market once the market becomes more confident again.

It's lovely and light and well presented, though a few bits of furniture and a little colour might help.

Is there really no way to the kitchen from the front without going through the living/conservatory? The kitchen looks great, but the style is not going to be to everyones taste.

Picking at straws here i'd say the fireplace makes the living look awkward. I personally hate conservatories, and would only buy a house with one with the intention of removing it.

Have you looked at comparable prices locally? It is not a great time to be on market, it should pick up after Xmas though.

Two of the bedrooms are fairly small and a third with the ensuite an odd shape, but not much you can do about that.

Sorry to be the voice of doom but I don't think the market is going to pick up meaningfully after Christmas, just as the September bounce was a damp squib. We've had one interest rate rise and most likely we will get another one in December. More jobs are being cut every day.

Are you happy with your agent? If so, I'd take advice from them on price, but if you need to sell asap (and you presumably do given it's empty) I would cut significantly. Don't chase the market down.

Small point but your 4th bedroom is really a box room or office at best so bear that in mind when making comparisons.

I don’t think there’s anything really wrong with the house. It’s move in ready and nothing is going to be exactly to everyone’s taste. I would tidy the garden. Being very picky the back fence looks a little wobbly and the bath panel slightly yellow and some of the radiators look older. I don’t think the bathroom looks dated as it’s white. The kitchens units are pink but it’s very pale so it would be easy to style out.
The market is awful at the moment so if you really want to shift it it’ll be price. Could you take it off and put it back on in February then it’ll look fresh on rightmove?

If I took it off and put it back on in February it would be with a much lower price unfortunately

wrong log in?

No I’m not Autumn 64! 😁

How do you access the kitchen with groceries?
Is there somewhere at the entry to put your coats and boots?
What storage is there in the bathrooms?
Those were the things that popped up to me

Neighbours on both sides of you have sold in recent times. Number 16 sold in 2023 at £295k and number 20 sold at £325k last year. Number 20 being the same size house and plot as yours, minus the extension that you have.
I can't see any other sales on your street at anything like your asking price. Your house is though easily the nicest and has the most living area - but at 460k its going to be tricky to set a new record high for the location in the current market.
I can see you have spent out and improved considerably since purchase. Its been done well - but the bedrooms are very small and people who can afford £460k probably dont want to choose to live surrounded by homes worth much less....
I'm guessing you previous buyer had some kind of mortgage ability issue ?

It's a bright cheerful house, and sounds well situated. I would big up the views - the photos hint that there is countryside/woodland around, but I think another photo or 2 showing the wider view, maybe from upstairs window, would help.
But the market is terrible. Can you afford to drop the price enough to fall into a lower search bracket?

Honestly, you've taken a fairly average 3/4 bed house and seem to have put a massive single storey extension and conservatory on unbalancing the space available and presumably now trying to recoup that investment. When buying I saw several lovely houses where the owners had done similar and much as the downstairs areas were fab, discounted them all as upstairs always felt very small and ordinary compared to the downstairs space. You've also made a small garden even smaller. Like other commenters have noted the kitchen colour choices are unusual and people won't want to pay a premium if they feel they'd want to replace them. The fireplace in the lounge is also frankly odd. The rest of the house is broadly ok but doesn't have the wow factor to justify the price.

I think you would be lucky to get over 350 based on the recent sales in the area

how was the value determined ?

Do you know why your buyers pulled out @Florence4170 ?
I think it's lovely and I love the kitchen. 🩵

Lovely house in a really good location (the trees out the back are a real bonus) but there are few niggles.

Floorplan shows no access from hall into kitchen but photos seem to show that there is, this needs to be clarified.
Colour of the kitchen is rather bold and certainly not to my taste but that said, it is just a colour and I am sure it could be resprayed if required by any new owner.
The whole house looks to be in good condition and if people dislike the finish, it is only decoration.
As for staging, that is not an issue for me as I can visualise but I know there are some that can't (I have a relation who can't even visualise a sofa or TV being in a different location so seeing an empty house would cause them real issues!). Clearly you have moved out so I would take EA advise (but I personally would not bother).
I think my main issue is that the ground floor has been extended to the max while the bedrooms are actually rather small (the one with the ensuite particularly).
Is it priced above the upper limit for the immediate area? It may feel like a spacious house on the ground floor but the 1st floor & garden unfortunately do not reflect this.

I think it's just the market at the moment and possibly the price. It's a nice house (kitchen units not to my taste either but I could live with them and it wouldn't be a deal breaker), but the floorplan not showing a door into the kitchen would be a deal breaker for me. I also think you've probably over-extended it as the downstairs space is a lot bigger than the bedrooms which are quite small. Could you at least stage it a bit? Even mattresses or airbeds on the floor made up with bedding show how a single/double bed can fitted in the room.

It's a nice enough house.

The kitchen units are a bit marmite unfortunately, and many would feel awkward about ripping stuff so new out.

It appears to beat the ceiling price for the road by some margin. It's hard to tell whether it is definitely overpriced, but I suspect it is.

Quorn is one of the nicest villages around Charnwood, houses are always in demand and get snapped up pretty quickly! Probably it is the market

Is the kitchen lilac or pink or is it just the photos?

Ok I’m putting my picky hat on as it’s generally a nice house:

for me - I dislike islands and I’d rather have a big dining table so I’d think I’d need to remove the island

I can’t see how big the ‘off kitchen’ dining room is

whats at the back of the garden - peaceful bit of woodland or anti social hang out?

the living room is oddly shaped

kitchen looks cold

as I said that’s just me looking at it online and thinking ‘would it work for me’ it’s a nice house.

its always price

For me, the issue would be that there's no door from outside into either the utility room or the kitchen. I'm also struggling to see how you could fit a double bed into the master bedroom with the ensuite.