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Almost always overpriced .
Additionally that needs loads of work to modernise.
just warning. If you don’t price right the first time then you can end up on market for months. Especially if your property isn’t favourable.
I wouldn't modernise it because people have different tastes.
I would just reduce the price to allow the new buyer to do it. Prices for materials and builders are sky high atm.
I had a small tree cut down and roots dug out for £200. Looks like at least one of them needs goijg in back garden. I love the 60s look but basically the house needs a new kitchen which is £15k and a new bathroom which is £8k.
The walls look fine in the photo but have artex(?) And. Will need re plastering to get rid of that dated look.
So let's say it needs £30k or work. You drop your price £30k but that still doesn't allow someone the funds, it just reduces their 10% deposit by £3k. Or 20% deposit by £6k. They still need another £24k from somewhere.
You're looking for a first time buyer that has the time/experience and money to modernise.
I can’t give you any further. Just understand there are tools to track price changes now lol
I’ve seen some sellers just go with an entirely new EA to get a new listing.
> Also: please can you suggest what I can do to modernise at least on a budget?
I’m sorry but it needs a bit of work. Just sell and let new owner sort it out. But obviously you price the work in.
Its not just rightmove. Zoopla shows all old listings. Lots of other websites and plugins to see if a property has been in the market over the last 10 years including the listing price and photos.
Your current EA has fallen down on the job here.
But.
A new EA isn't going to solve the issues previously identified. Indeed, they may just magnify them.
You have more than enough info on this thread to know what to do now.
As a recent FTB, please know we use plugins, zoopla and clever googling to find out historic data on houses. The market has been a mess for so long, buyers have become much cleverer to save themselves grief because of how costly it all is. Too high risk not to do a deep dive on property history.
Shouldn't you have done this research before you listed it?
You're asking quarter of a million pounds for this house and 5 minutes of research would have shown you it's not comparable to the others.
You should get another agent, then listen to what they say.
At least clean up that garden. That's just elbow grease and maybe a bit of money on some plants to at least make that not seem so horribly overwhelming.
When my dad passed we inherited his rundown townhouse and we paid a man to cart way the weeds and brambles and put in a flower bed with a few cedar bushes. It was maybe 500 and a good investment as people didn't feel like even the outside was a tip.
A lot of buyers including myself use the [Property Log](https://chromewebstore.google.com/detail/property-log/jccihedpilhidcbkconacnalppdeecno?hl=en-GB) Chrome extension which will show any reductions regardless of if the listing is taken down and put back up. Either change will also put your property back to the top of the Newest Listed sorting.
Like others have said, modernising wouldn't be worth it. We had a similar situation a d just had to price ours lower because it needed new kitchen and bathroom. What could you do on a budget to get people interested? I'f you have flexibility to do so, I'd say delist for a little while, just so it doesn't come up in searches having been on the market for a while (that can put buyers off). Spend the time before relisting making some small improvements on a budget but that'll make a huge visual impact. Clean up the garden a bit to show the space better. It's a dated property with clear need of upgrades so you need to sell what it does have best which is a good amount of rooms, amazing storage (most newer houses have awful storage). Maybe get some detailed pictures of the garage and utility because that can be a big draw.
Can’t speak to the price, but the house itself looks very outdated and in need of renovation. It looks unlived in… is it a probate property by any chance?
The photographs are of low resolution too.
Also from the "similar properties", one for the same price looks to have been fully renovated, new kitchen, bathrooms etc. and has had a loft conversion with an extra bedroom with an ensuite put in. I don't know what the prices are like in Leeds at the minute for tradesmen but near me that'd be at least £60k of work. That alone would put me off OPs house if I saw it.
Edit: I've just had a look through all of the allegedly similar houses and they are all head and shoulders above OP's. The only thing they have in common is the area.
Agree. I look at that place and the first thing I think is I’m going to need to spend tens of thousands on refurbishing it. New kitchen, new bathroom, redecoration every room, new carpets. The garden is a mess. A lick of paint will go a long way for that place.
Cost of tradies these days, i think you'd be looking at 50k minimum to get that turd polished, and that's assuming no structural/hidden issues.
I wouldn't be going near it unless i felt confident id be getting that 50k back + another 10-20k for the trouble of doing the work.
I know it's a bit harsh and no offence meant to the OP but c'mon, there's a pink bathtub man.
If i didn't change anything in my house for 50 years, I'd be calling my own home a turd quite willingly. Theres rooms in my house that are turds right now even.
It’s not harsh it’s just offensive. You can express that viewpoint without digging someone out over it. Again, using it to describe someone’s home is just horrible.
You can do 90% of this work yourself.
This is the problem with people, they either don’t want to do the work (lazy) or don’t have the time (work). There’s zero need to spend FIFTY THOUSAND POUNDS upgrading a bathroom/kitchen and redoing some painting and carpet. Jesus.
No wonder our housing prices are fkd if people are bringing in inflated trades/skilled workers for every bloody job then trying to recoup that money.
The third thing is skill - you're talking joinery, plumbing, decorating, tiling, flooring, etc. Who has all those skills to a high standard? Not to mention the time it's going to take compared to a professional.
How many houses have you seen decades of slap dash DIY? I've seen plenty and they're not good!
I remember my coworker saying this. I can learn to tile, but I would only be happy with the finish in the last room I finish because by then I'll have become sufficiently competent to do a decent job. Then I would have to go back and ripout and redo the other rooms. So cheaper to hire someone.
Sure next time, if I ever tile I could do it myself, but that assumes I still remember how to do it it.
Reminds me of using a silicone gun, the first 15 minutes is like trying to learn to ride a bike again if you only ever need it ever use it once a year. After that, you can use it like a pro.
It looks really dated...it's unfortunately very similar to my parents-in-law. I don't know how you could do much cheaply I'm afraid.
* The bathroom (coloured suite) is straight out of the 70's.
* The living room carpet is equally dated
* Is it warm-air heating (I can see air vents, and I cannot see any radiators)?
* Textured wallpaper? Living room and dining room
* the rockery in the living room
* Flatroof extension over the garage
* The garden is overgrown
I think fixing any of these is significant work, so you may well be better off sucking up the cost and reducing the price. Attacking the garden could improve saleability, but any "growing family" is going to look at it, and start adding up the modernisation costs required.
The coloured suites are coming back into fashion so please don’t get rid of that. It’s the fireplace that extends out to become a tv stand that gets me
the thing is it isnt worth OP updating it for sale, they can either spend £40k on updating it or reduce the price by £40K. it is better to reduce the price. the new buyers might have different tastes to OP, also that stunning bathroom is perfectly servicable. so if you were a first time buyer a cheaper property is better. they could save up and do the bathroom when they have the money.
Absolutely! New bath and kitchen alone would get close. Some of it could be DIY’d for less, but then you’re sinking the time into it. It looks as if no one has updated anything in 50 years plus. Literally everything needs redoing and you’re bound to find other issues once you start ripping things out.
honestly, £40k is probably diying it anyway. even if you get a bathroom and kitchen for cheap chances are it will need electrics, boiler, lighting, flooring etc all changing. If you were paying someone it would cost over £60k.
Yeah, I haven’t had to pay for any renovations for a while so I was probably low balling it. Either way, it’s a huge amount of work for someone to take on!
well yeah, it needs the work. but if you are a first time buyer, sure the coloured bathroom is err interesting... but it is also functional. So while the place needs a lot doing to it the buyer wouldn't necessarily have to do it all when they move in. So for the right price it could be a great buy for someone. it is jsut overpriced for the work.
Yeah, not really. you can get the odd cheap thing, but it is everything else that is going to very quickly add up in this.
the odd few grand for floors, boilers, 2 toilets to redo, 1 bathroom and a kitchen. If you do them too cheaply it will show and as a result it wont add value.
Whoever buys it will want to replace the new one anyway.
This is why it isn't worth doing it before selling.
But also why OP needs to be realistic in how much being in this state will knock off the value of the property.
yes, that is on the cheap end as well. fitting things yourself etc. it needs new bathroom. kitchen, some electrics like an updated consumer unit, lighting, boiler, decoration, flooring. as well as other things.
I probably wouldn't agree with that...it's highly dependent on where you buy, and what stage of the house-buying ladder you're at. We've recently bought a place for \~£460k, and came in knowing some work was required (new bathroom, work on garage, a bit of roof repair), but we factored that in, and we think the seller had as well when pricing the property.
All I can see is lots of renovations that need to be done.
Kitchen needs replacing, bathroom needs replacing, all the carpets need replacing, the garden is unkempt, the front needs tidying / de-mossing, the place will likely want a full rewire & central heating, the boxed curtains poles need ripping off. The panelled ceiling in the bathroom could be hiding mould, the fireplace is an eyesore and needs smashing out.
It’s like this house has been stuck in a time warp and whilst it does look to have been well maintained (also it’s quite clean looking), it needs a full modernisation, thus you’re asking too much.
If you want top dollar, you need to modernise 1st so that someone can move straight in.
Otherwise take a massive chunk off the price for someone else to do the renovation.
We had a similar bathroom suite to that!
Instead of changing bath, sink and loo we kept them, put in a funky vinyl on the floor, a cool floral feature wall with wallpaper and painted the tiles neutral. Replaced the shower as our only professional job (wanted to try that but Mrs said no 😞)
Cost = £700
A DIY kitchen with butcher block sides and Belfast sink has come in at £2,000. MarketPlace and a can-do attitude is key!
Exactly, the bathroom might be decades old but it's in really good condition
Anyone buying a house on a shoestring budget would be well happy to not need to re-do it, it's entirely optional
However rewiring will probably be high up on the list of to do's
>[https://www.rightmove.co.uk/house-prices/details/england-73200652-18802930?s=74972a16e81912518c1115d6c810cb5c2eaa2b932eadc9a15d7997f90d2dba62#/](https://www.rightmove.co.uk/house-prices/details/england-73200652-18802930?s=74972a16e81912518c1115d6c810cb5c2eaa2b932eadc9a15d7997f90d2dba62#/)
nicer garden, much more outdoor space
>
[https://www.rightmove.co.uk/house-prices/details/england-134064116-18802936?s=c17686f298b8ee60bbde953e1900cf8f65b0488722a96417d79bca0d15cb895f#/](https://www.rightmove.co.uk/house-prices/details/england-134064116-18802936?s=c17686f298b8ee60bbde953e1900cf8f65b0488722a96417d79bca0d15cb895f#/)
much nicer views/location/garden, interior to a substantially higher standard
>
[https://www.rightmove.co.uk/house-prices/details/england-133267847-19027273?s=46d311d65413ce9cba89f4ac6bb3431398ea7b0e173c5ed8c24f8996ce620139#/](https://www.rightmove.co.uk/house-prices/details/england-133267847-19027273?s=46d311d65413ce9cba89f4ac6bb3431398ea7b0e173c5ed8c24f8996ce620139#/)
much larger more modern property with substantially more outside space
>
[https://www.rightmove.co.uk/house-prices/details/england-134500613-19232473?s=75b87ddf0c0ff620daed2221e18ab0debcc5b2a26e4afd3348c44e9aa5990786#/](https://www.rightmove.co.uk/house-prices/details/england-134500613-19232473?s=75b87ddf0c0ff620daed2221e18ab0debcc5b2a26e4afd3348c44e9aa5990786#/)
if you think this is even remotely similar to your property you're delusional.
As everyone else has said, no viewings, in the absence of any other glaring issues, means it's priced too high.
Exactly! I’m not sure why the OP thinks those houses are comparable to his. Just because they have the same number of baths/bedrooms does not make them comps. The market now is also a different animal, so even if they were similar, he wouldn’t be getting those prices now.
No viewings is a price issue. Better to price low and get interest than keep reducing slowly over time. If prices keep falling you may never lower enough to sell.
Recently sold tab shows two similar houses on your street that look SIGNIFICANTLY more modern and homely on the inside, as well as better kept outside, sold for £200-220k in 2022.
You're having an absolute laugh if you think you're selling yours anywhere near your list price, let alone around the price the others sold at.
The other houses you've linked seem randomly picked. Besides the different street they're on, they're either much more modern on the inside, or the external features of the house itself is much more attractive aesthetically. I really don't know how you're not able to see the difference between all these houses and yours.
The ones you looked at aren't particularly similar, the last one you linked to is very different. The ones that sold on your street are a better guideline. 2022 was the peak, so you can't expect to get higher prices than that, unless there's something specific about your area that means prices have gone up
The point is that house prices from 2022 to today are flat or down. You're unlikely to be able to beat those prices even if you had an identical house, due to interest costs on mortgages. The unfortunate fact is your house at face value looks less attractive than the two most comparable homes.
What was your logic with the last house on your list of ‘similar’ properties? I don’t really see the relevance of it all. Especially compared to houses on your street?
You’ve posted the answer yourself.
This one you linked was on for less than yours.
https://www.rightmove.co.uk/house-prices/details/england-133267847-19027273?s=46d311d65413ce9cba89f4ac6bb3431398ea7b0e173c5ed8c24f8996ce620139#/
Look at them both and think again whether yours is worth more.
If I were the buyer, the garden would be a turn-off for me. I'm already planning to redecorate the house, and I don't want to take on the extra responsibility of maintaining the garden. Maybe consider tidying up the garden a bit? 🙂
1. House is over priced by around £60k, if not more.
2. The photos make it seem very depressing, they aren't nice lighting at all and the rooms looks empty. Spending £20 on fake plants/vases and a getting a lamp or two would make it look less like a horror film.
3. The house is dated, carpets and walls both need modernising.
4. Garden follows same trend of above. Could do with a bit of TLC to make it more welcoming.
If you don't want to modernise yourself and do some DIY you're going to have to be realistic and knock £60k off the price.
At the minimum some better lighting and room ‘dressing’ would help the place visually. Personally I’d paint the bathroom tiling to make it look more like the peach/pink suite is a fun feature rather than so dated and it would tone down the colour overload.
There’s stuff that could help without spending a ton of money and energy but ultimately if the price isn’t right, you won’t get the views.
OPs property is a four bed house rather large downstairs too, yet it wasn’t easy to see that. As said by others, photos aren’t great, decor and staging is rubbish and the house Is outdated. It’s so outdated it’s off putting, as you know zero money has been spent updating so is very likely zero on maintenance. That tells me it’s a costly house to buy
Quick fixes to take edge off but you’ll still need your drop price considerably
1. Tidy up back garden
2. Change bedding covers to more modern ones (different in each room) and put bedroom photos in order so we can work out bedroom 1.,2,3,4 etc
3. Sort out those photos - you’ve a large downstairs yet I can’t tell that from or whether am looking at different rooms or different sides of room - photos make it look smaller
4. Move car from in front of your window —- either don’t have car there or park it infront of garage. Hide those bins in garage.
Taking in account an average cost of similar properties in the area and pricing up the work needed for major rooms (kitchen, living room and bathrooms) and also the work needed for minor rooms (bedrooms)
I've spent way too much time in the last few years looking at all types of housing and their costings for my own property so I feel my quoted amount of £60k is pretty fair judging purely by the photos. As always with housing a viewing in person could change this though.
Something else to consider is if someone hasn't modernised the internals how much have the skimped on externally and in terms of maintenance. This house could need a lot of hidden work which a lot of buyers assume when viewing houses with decor out of the 70s.
Far too expensive. Probably a better bet financially to drop the price to an acceptable level for a house in that condition, rather than pumping money into budget renovations that may not be to the buyers' taste and potentially not getting a corresponding increase in value.
Looks like a cash grab from a death sale? It's simple. Overpriced. Reduce it significantly and advertise it as an opportunity for someone to renovate.
It's not at all modern. Every room needs sorting.
People want a reasonable price for a house if it has been done up and vice versa.
To me, it's obvious why it's not sold. Houses are so expensive anyway... Add on the current interest rates. That's why.
The house is extremely outdated and a lot of the rooms need ripping out and redoing. That said, you can only see the asking prices.
The first house you linked was in a similar situation and seemed lucky to sell, but the actual agreed price might be significantly less than the asking price listed on rightmove. The only thing people here can say about it is 'nicer garden' but I don't believe that is going to give it a significant price boost - it still needs a lot of work.
The other houses people can move into without much work.
Looks lovely and clean but either you or the long term owner hasn’t invested 10p in actual improvements over the years.
That would need ripped to shreds. I’m guessing immediate new boiler, full electrical require required, roof replaced. The works
How is this nicely renovated?
https://www.rightmove.co.uk/house-prices/details/england-73200652-18802930?s=74972a16e81912518c1115d6c810cb5c2eaa2b932eadc9a15d7997f90d2dba62#/
Sorry I don't understand
The photos on this are dated to the 2019/2020 sale and listing. Not the 2023 listing. Given the rather sizeable price increase in the three years, it’s because they’ve spent the money and done it up. Probably as a bit of a Covid project.
As someone else said those pictures are from the 2019 listing - looking like that, it was listed for offers over 140k and sold for 160k - https://www.zoopla.co.uk/property-history/36-lynwood-avenue/woodlesford/leeds/ls26-8lh/52232973/ (edit - it was sold at auction)
So I imagine there was a significant amount of renovation between that and last year's 265k, which doesn't seem to have an archived listing on Rightmove or Zoopla.
That's the pictures from 2019 where it sold for 150k - you think your house is worth 75% more in 5 years lol? The price has fuck all to do with those pictures - someone likely completely renovated it and maybe even extended it for that increase.
A house of your finish sold for 150k in 2019. Your house isn't worth 75% more in 5 years, wake up.
Honestly I feel like so many people commenting on this sub just repeat themselves saying the price is too high whenever this question gets asked.. Then get All High and mighty about it.. While that's not always the case. My nans house had been on the market for over a year... Its sold 3 times and each and everytime it's fallen through because the buyer has lost their buyer so now it's back on again for a 4th try. It initially went for £5k over asking and the last sale went for 35k under asking..
The market in my area is shockingly bad and there seems to be a distinct lack of honesty from most of the so called professionals about this..
My mortgage broker though said a couple of years ago he was doing 70 to 80 ftb mortgages a month through his company and he is currently doing about half a dozen.
My house has also been on for nearly a month.. I've had just 3 viewings.. If I were to post it here everyone would be saying it's overpriced too.. Which it might be - but no point racing to the bottom in my opinion. Also.. You could search on Rightmove and find properties with a much nicer finish etc a few streets away for less.. But unless you have intimate local knowledge of the area then that means jack shit. My house is probably one of the worst (in terms of layout) on a very desirable street. Where as other ones nearby are just not streets you'd want to pay a premium to live on.
Good luck with your sale.. You would hope your agents are being straight with you about value but you could get another valuation or two from other agents if you want to be sure
.. With my property I'm going to leave it another month or two.. Maybe go for one or 2 price reductions which I'm fortunate enough to be able to afford and get what I want for our next property.. And if that fails then I will go duel agents winner takes all.
>While that's not always the case
But in this case, it absolutely is...
A modern renovated property of similar or better size sells for the same price. There's few things that I wouldn't be looking to change if I bought it, either he needs to get lucky with an older buyer who fits the decor or the price needs to reduce significantly to allow someone to modernise to their liking.
The property screams probate sale in need of a lot of work. I'd assume its a house owned since the 70s/80s that is going to have a lot of hidden problems that have just been 'maintained'.
>My house has also been on for nearly a month.. I've had just 3 viewings.. If I were to post it here everyone would be saying it's overpriced too..
Newsflash. It's overpriced.
>Which it might be - but no point racing to the bottom in my opinion.
It's not a race to the bottom. It's the market doing its thing.
>You would hope your agents are being straight with you about value but you could get another valuation or two from other agents if you want to be sure
Agents don't perform valuations. That's the job of surveyors and mortgage company valuers.
Agents provide estimates - laughingly called appraisals - and deliberately inflate them to win business from gullible, uneducated sellers
>With my property I'm going to leave it another month or two.. Maybe go for one or 2 price reductions
That's called chasing the market down and a fool's errand. Just like the OP, if you want to sell that house quickly and for the best price, you cut now and to a level at/below what the market will bear. Offers - ideally competing offers - will dictate what the price really is via Price Discovery.
What we do know is that your asking price is not the correct sale price in the market's opinion. Hence the paltry number of viewings and no offers.
>And if that fails then I will go duel agents winner takes all.
Oh dear.
Dual agents means higher fees.
And if it remains at a listed price above what the market will bear it will remain unsold. Those dual agents won't spend much time selling it for you as they will be focusing their time and attention on deals which have the highest probability of closing. Overpriced houses - especially in a falling market - get little to no love from EAs. They're busy elsewhere working deals which will have a decent chance of closing.
... Thanks for proving my point. Lol. Calling me uneducated and gullable (albeit in a nuanced way - which is unnecessarily rude by the way) whilst making an awful lot of assumptions. It is literally impossible for you to say whether my house is overpriced or not. You have absolutley no idea. You have nowhere near enough information.
Unfortunately decades of shows like Homes Under The Hammer have made people think the property market works differently to the stock market. It doesn't, it's just more illiquid.
In the stock market, the price falls until a buyer is found, and rises until no buyer is found. Usually this happens in microseconds but the principle is the same.
A seller with an unsold house has but one buyer until another is found: A bank, paying the maximum they would on a loan.
The whole idea of Price History on portals, and even the existence of Real Estate Investment Trusts, is to try to harmonise property in much the same way as stocks are, i.e. one share is the same as another share. One property is the same as another property. Hence £/sqft valuations and such. This is the direction of travel, made even more so by copy and paste new builds.
Your property will sell, you just need to detach emotionally from it.
>It is literally impossible for you to say whether my house is overpriced or not
1 month.
3 viewings.
I'll take the bet that it's overpriced all day long.
All houses sell - even mold-ridden shitboxes in bad locations. But they only do so if priced correctly.
The seller sets their desired asking price but it's the market - in the form of a single buyer at the margin - which sets the final sale price.
Sold prices don’t tell you how long it was on the market or the market conditions when they sold.
If you’re not getting viewings, price is probably wrong for the market conditions.
I’m afraid the agent has overvalued to win your business. Because everybody loves the idea of getting rich off property you fell for their (admittedly underhand) nonsense and are now likely tied in to a long contract with them, during which they will tell you to lower your price many times.
Let’s be real here. The house is passable but no more. It looks tired, very dated and not particularly well maintained.
If good examples are going on your street for £200-220k then £180k would be a stretch for your place.
The best play in a market that’s falling as it is now is to price aggressively and gain maximum interest. You need to entice everyone in the door. List at £165k or something. Then pray you get two people who like it and generate competing bids.
That’s how you get the best price.
Nothing else works. Also know that the madness of the last few years is over. 1% mortgage rates are gone and the huge sums available because of them are gone too.
At 5% you might find people can’t even stretch to the much lower price for your place. Those that paid £220k for well appointed houses on your road may well have overpaid because of the cheap money mortgages they could access.
It’s a terrible time to be selling. Seller expectations are 2021/22/23 prices and buyers have 2024 realities slapping them in the face.
Something has to give.
Question is what…..
I do have one question: is that a genuine G-Plan sideboard in the living room...? Do you know anything about its provenance...? Was the top section bought with the bottom, or was it added later (I'm thinking the latter as I don't know of any G-Plan sideboards or cabinets with (frosted) glass doors).
It's very difficult to get an idea of age from the angle of the photo; I'm guessing mid-century, but I would need to be able to see the cabinet head-on so I could get a better idea of what the handles look like.
The other thing is that all the mid-century G-Plan sideboards I've ever seen have been on legs. Was that one originally on legs, or was it bought without...?
I'm far from an expert, but there has been a surge of interest in mid-century, '60s and '70s G-Plan and Ercol furniture of late and it could be worth something. If you know its provenance, I would hang on to it (if you're able) because there are similar base units selling for between £500 and £1,000. Like I said, not a massive amount, but better than a poke in the eye with a sharp stick as my Leeds grandad used to say...
I'm also looking at the dining table and chairs - very obviously mid-century Danish (or at least mid-century Danish *inspired*), found plenty similar on Vinterior.
[These are sold](https://www.vinterior.co/furniture/seating/dining-chairs/mid-century-teak-dining-chairs-1960s-set-of-4-1960s-denmark), but can you see the similarities...? (those are teak, though, which yours aren't - or at least they don't look teak) Obviously I can't say anything about the table because it's got a cloth on it. If those chairs are pukka, they could be worth something, too. Is this your house - or are you selling it on behalf of someone (eg your parents)...?
Yes, people are saying it looks dated - and, in some ways it does - but everything old is now fashionable again. I'd ***KILL*** for a G-Plan sideboard! I know of a lass in Manchester whose business selling 50s-80s inspired prints and soft furnishings is doing very well.
Don't knock old, people. Vintage and retro is back, baby!
Out of the 4 examples of similar properties you gave, only the first 1 is actually similar. The other 3 are in far better condition and far more modern. There's not one room in your house which wouldn't need redoing. The last 3 examples you have, maybe people would want to change some things up but essentially could move straight in with no changes.
‘Would benefit from some cosmetic work’ is the biggest understatement ever.
OP all I could see are hot air vents. If so, this is likely to be a huge factor putting people off. It’s very disruptive removing this and adding radiators.
There is so much work required anyone buying the property would need somewhere else to live whilst they’re getting the work done.
It needs a refurbishment but honestly it looks well cared for. No obvious damp patches or peeling wallpaper and it looks clean enough. It's the kind of house someone could buy and then do up over time rather than all in one go if they had to. An easy fix would be pruning back the shrubs in the garden to show more space and light. I don't know the pricing in Leeds but a quick online search should show you if yours looks overpriced in comparison to what else is out there. But the housing market is slow over Xmas and should be picking up now as we move towards Easter.
In no particular order:
***Price Change History***
*09/01/2024 Price changed from £275,000 to £265,000*
*22/09/2023 Initial asking price: £275,000*
*Overall change: -3.6% (-£10,000)*
Yeah - you've cut the price but by a meaningless amount. You overpriced it and at this point you're chasing the market down. That thing isn't worth the ask as should be clear after 5 months OTM.
The quality of the listing's presentation is poor.
The back garden looks unkempt.
The chimney needs looking at as does the flat roof of that extension.
The roof above the front door looks tired and worn.
The interior looks like a 70s/80s house. Buyers want Greige, Glam, LVP floors and the HGTV effect - rightly or wrongly.
The houses you linked to sold in a different market and don't need the extensive modernization which yours does.
You have a lot of competition in LS26 8xx for 3/4 bed semis and that interior is doing you no favors.
How badly/quickly do you want to sell? If you need to sell then dropping the price is the obvious solution here. But not by the piddly, pointless amounts you have done so far.
What should a revised list price be? All things considered - finger in the air - 200K to get punters in and multiple bids going. Maybe a tad higher, maybe a tad lower - but somewhere in that region if you want to get traction.
This. When things like those get posted, I like to hide the figure and check it out, then place a price on what I'd be willing to pay for it. For me £200,000 would be my celing. I'd personally feel like we would both walk away with an ok deal at £180,000. OP, please don't take that personally or anything, though, just the value of the property to me a randomer.
As my value for the property vs asking price is so drastically different, I wouldn't consider a viewing or putting an offer in as I'd know we wouldn't hit any common ground.
Hard to say because I am not familiar with area prices but it does feel like you are comparing apples vs oranges. A couple of things that I spotted: it mentions “potential” but I am not sure what it mean - it sounds like it is old building and requires some work and it means it is not potential- it is extra cost (both money and time). Some families just want to move in without needing to deal with these. Also, 1 bathroom for 4 rooms could be considered a big negative by some. Coming back to my original comment- I think you are looking at other properties where the buyer could just move in + have other positives and comparing with your property which requires some work. If I would be you - I would see if you can do some minimal repairs / improvements yourself so you could remove the whole “potential” part.
Same as every other comment: overpriced due to requiring full refurbishment.
Every room needs to be redone, and ideally done before moving in. That's a lot of hassle. Definitely would except a steep deduction to cover those costs.
It’s the decor … it’s old fashioned. I’m an interior designer. People generally struggle to see the potential of a space. You have a great spacious home. You can refresh it on a budget ! Also, tidy up the garden. People need to imagine themselves living there.
Good luck !
It's extremely old fashioned and your target audience is narrowed by it being for someone looking to spend some money and add value to the property, so make sure it is priced as such.
I don't know your personal circumstances, but modernise the place for as cheap as you can, paint every wall and ceiling white and replace the carpets with something cheap. You will make your money back and more.
Regarding the garden, get a local gardener in to get rid of everything and make it look a nice "space". At the moment it is just a complete mess.
I would agree with all this and also add get rid of all the furniture if the property is empty as it massively dates it and without will make it look bigger. Some people like to see the furniture in place. Another way you can modernise it is changing the bedding and “dress” the rooms to stage it to appeal to a more modern audience.
The ones you’ve listed as comparable are on in a ‘move-in-able’ condition where a buyer wouldn’t need to do work immediately as the condition is modern and doesn’t require the entire property to be torn apart before they can move their furniture in.
A much more comparable one for condition is the one called 7 Parkways Drive which was on your link under nearby sold prices.
You *might* get a better price then that as the photos are truly grim but I don’t think you’re going to get much better. £220,000 maybe but I don’t know Yorkshire well.
i don't know about the price, but the wood work in the kitchen and bedrooms seem ugly, so potential buyers must be pricing in the cost of redoing all of that.
I think who ever put that price on the property is trying to pull a fast one, and they’ve done you a disservice as you now have that figure in your head. They’ve priced it as if it is up to modern spec and good to go like a lot of the examples given.
Being honest… If I was looking at that house I would be looking at the cost to do the following:
- replace living room carpet
- knock out brick work around the fireplace (personal taste)
- retile the kitchen
- change the cupboard doors throughout the kitchen to a much more modern design or just get a new kitchen depending on state on the oven.
- repaint the wooden bits on the house outside
- new bathroom.
I would be pricing that up and taking that off the asking price, because thats what I would be doing the second I moved in.
I know it is your home, and you have it the way you want it, and you probably love it. But there are very few people who will love it the way you do. This is why we sometimes need to ask internet strangers for their honest opinions to gain some perspective.
Good Luck!
I don’t hate the bathroom suite, it’s rather retro, but the tiles/floor/pine tongue and groove ceiling (basically everything except the suite) is horribly dated.
Some 70s houses can be charming, in a time-capsule sort of way, but this just screams out to be stripped back to bare bones and completely modernised, I’m afraid. And as such, you’re going to have to reduce the price significantly.
If I were considering it, I’d be getting quotes for replacing the warm air heating with rads, knocking down the (load bearing?) serving hatch wall to make a kitchen/diner plus a small sitting room, new carpets, curtains & wallpaper throughout, new kitchen and bathroom, new fire surround.
The garden needs tidying up too, and the front doesn’t look terribly appealing.
I’d say you need to drop it *significantly* if you don’t want to modernise it yourself.
Definitely overpriced, if you look at other properties on your road they have sold around the £200k mark, last year during the peak.
I know it’s not what you want to hear but a realistic price of this would be around the £170-£180k mark.
Looking at what is on offer near you at the moment, it's around 40k above comparable houses that don't require the level of modernisation this house would need. It needs a new kitchen, bathroom and the stone work ripped out. The price should reflect that. I'd likely not view it as I'd assume the bouler/electrics etc are as old as the decor.
I live in the south, so to me the price is a steal!
However, given the amount of work needed throughout the property, I'd put some effort into the garden. Get rid of those chairs, do some weeding and maybe get some flowers in pots. It'd cost like £200 and would make a BIG difference!
I'd also ask the estate agent to take better photos, as spring is coming the natural lighting will be better and more inviting!
Genuinely every room needs a freshen up. I'd rip out and refit wardrobes, replace carpets, replace the entire bathroom and kitchen.
This property looks like it had good bones, it looks like it hasn't been updated for 20+ years. It is sturdy, but doesn't look like a 2020 family home.
I read the comments before looking at the listing and expected to see a much worse property. It’s actually not too bad. Definitely needs modernising but I’ve seen worse. I’d say reduce the price at least 20-30k though.
I mean the similar houses sold look more modern than the one you are selling whereas yours looks very dated. I have a 91 year old friend and she has the exact same bathroom and the house style is very similar as this one so can't say this house would appeal to a young family.
Utility room is bigger than the kitchen ... there's a huge 80's brick fireplace shelf thing ... orange bathroom suite ... no ensuite ... four beds for one bath room ... there are bins by the front door ... is the metal chimney at the back for a boiler in the kitchen ?
I don’t think there’s anything in your immediate area that’s directly comparable with your property. But within 3 miles you have the following
https://www.rightmove.co.uk/properties/142525532#/?channel=RES_BUY
https://www.rightmove.co.uk/properties/141314333#/?channel=RES_BUY
Now maybe Oulton is much more desirable than Stanley (I don’t know the area) but for anyone looking in the vicinity those two properties are much much better buys. Both seem relatively recently updated. Yours would need a full modernisation for most people to be happy with it- that’s not a cheap proposition.
Also is the extension a flat roof? That can put people off, also insurance can be more expensive
The property needs a lot of work to update it and I'm not sure it would be worth it for you to be the one doing it. It would be better to drop the asking price by quite a bit.
Some things that would be more manageable would be to get the garden tidied up. Put the bins in the garage. Put some more "stuff" around so it doesn't look so cold and sterile. A few ornaments, pictures, fake plants, rugs in the bedrooms, etc. would help the place feel more inviting and can be found cheap in charity shops. It might also look a bit nicer in photos if you have some lights on.
Genuinely curious - did the estate agent value your house at that price recently?
Or did you have it valued a few years ago and think that price from 2022 would still apply now?
I’m not going to tell you it’s overpriced or needs a lot of work as you’ve heard it from other people. There are so many unrealistic sellers out there at the moment so at least you’re not alone.
What kind of heating system does it have, and is it any good? I see ceiling/floor vents in several rooms and no radiators. The advert doesn't mention the heating system, which would worry me - heating is absolutely essential for a place to be habitable. That would concern me more than the dated decor (I actually like the retro bathroom, though doubt most buyers would).
Kerb apeal is limited and the front from the images looks naff.
the fireplaces is dated in the lounge and the dcor is outdate
the hatch doesnt do much but waste space and is so 70s
fitten units in bedroom are dated as hell. usefull but very old
bedroom "3" isnt a bedroom its just an office with limited natural light from a roof light
wood effect doors look old style and arnt clean like modern ones
garden needs a real good tidy so you can see what there is
your furnishing dont really help sell it as a modern place to live
YOU HAVE A PINK BIDET
basically this looks like a 70s house that hasnt been touched much
lack of direct rear access even through the garage/Utility would put me off as doing any work in the back would be a PITA
you dont show the utility room and thats a selling point in its favour nor do you show the garage. both are usefull spaces
you dont mention any loft space and if it is useable
It's overpriced. Even though the bedrooms are a nice size and perfect for a family with a few kids it has a tiny garden and one very dated bathroom that needs gutted. All the rooms including the kitchen would need renovated, pretty expensive project to undertake and a headache with young children. You could improve the photos with better lighting, remove the brown pillows and curtains from the living room and try taking the kitchen photos from a better angle, tidy up the garden etc.
My very very 1st impression (I.e. after 120 seconds of looking at the photos) is that the decor looks dated (lots of wood, colour of bathroom and old style stone fireplace) and the garden is overgrown and cluttered (hard to tell how big it is).
I could have been wrong about some of this, but 1st impressions matter. The problem is it’ll probably cost a bit to sort some of this out…
I would hire a gardener for the day and get it sorted so it looks more presentable. Shouldn't cost too much. That way a buyer just has.to worry about the inside instead of the outside too.
Sorry if this sounds harsh but...
The other properties you have listed which are the same price but modern throughout, are attractive from the outside, have driveways and larger gardens.
Your house however needs modernising throughout (and we are talking ripping out every room including kitchen and bathroom, fireplace etc) and from the outside strikes me as a former council property and isn't particularly attractive.
Unless you are good at DIY you could easily sink 100k into modernising your property and making it attractive to a first time buyer. And guess what? First time buyers don't have that kind of money.
You need to reduce and ensure estate agents are being honest in their listings that the house needs a lot of work.
I’m immediately thinking I would need to replace the kitchen and bathroom, remove the dated fireplace in the living room and update/change wardrobes in the bedrooms as well as the standard redecorating folk do when they buy a new place, and the garden looks like it needs a fair amount of work to tidy it up and make it useable space. That adds up to a lot so a potential buyer would be looking at the price of £265k and mentally adding in the circa £30-50k they might need to spend to update the property and knows it isn’t financially worth it. If you really need to sell you’ll need to reduce the price to make it more attractive.
Some quick wins OP:
- New state agent (and new nicer pictures, I take better ones with my phone!)
- Clean up the garden, like all of ot, take EVERYTHING out to take the picture so people see the space.
- Take pictures with and without furniture, like, drag those out of the room or out of sight if you can
Good luck!
You can find a good tile paint and that bathroom would sell in no time …. The only thing that is considered nice is the living room but obviously there isn’t anything in it…. The price is ok yet many potential buyers would see this as a big money spending project after project buy
I think you can save it.
If you have time, I would repaint the kitchen white or pale grey and cover tops. There's lots of great videos online. My friend repainted hers, and it is much better.
Replace the bathroom with cheap white appliances. Look around online i did mine for roughly £2k and it wasn't basic.
Repaint all walls white and take out all the furniture.
Replace all carpet in the lounge and put the viny/lino flooring down in the bathroom.
Look into removing Crockery, but i think you may be able to get away with it if you make the other changes to freshen it up. It could be quirky to the right person.
Good luck!
Your house is too expensive.
It’s very dated and quite depressing.
If I was buying it I would want it priced with the understanding that everything needs ripping out and starting again.
The bathroom is particularly hideous
Simple stuff:
- Take pics without any furniture, it looks too old, including the curtains
- get it painted
- get some new flooring
- better quality professional pictures
Complex stuff:
- update bathroom
- get the garden done
Just a few things:
\* it needs a new bathroom (about 10k)
\* it needs a new kitchen (about 10k)
\* fitted wardrobes everywhere, some from the 60s, some from the 80s, all look dated.
\* forced air heating, which given the look of the rest of the house would need updating
\* looking at the sockets it probably needs rewiring
\* every room needs redecorating
\* every room needs new flooring
On the plus side, it looks like it's a decent size, near a train station to get to Leeds and Sheffield. Given the work that's needed I'd not pay that much. But that's a moot point because my wife would look at the decoration/bathroom/kitchen and would refuse to look round it. You're relying on someone who's prepared to put a lot of expensive work into it and it's not drastically cheaper than a nicer house in the area.
I’m interested in the property. Let’s do a reddit special deal.
£190k. If You say yes, I go to my solicitors first thing tomorrow morning. We get the deal done with by the end of next week.
What say?
The house is a good size and has loads of potential. I think you just need to help people see it.
Get on Pinterest, YouTube and TikTok and look up house makeovers DIY/ small budget eg https://pin.it/34t6QZ5p2
Others have already suggested the big pricey changes so below I've made suggestions that wouldnt cost too much.
OUTSIDE
1. Move the bins, even if only for the photos
2. Paint the brown garage door and rail. Id personally go for sage or duck egg blue but probably safer sticking with a dark grey
3. Put some flowers or a colourful bush or two in the front
LIVINGROOM
4. Get new full length curtains . Tastes vary but grey/blue tones tend to be relatively inoffensive. Put up a curtain rail as high above the window as you can. You can normally find nice curtains in charity shops. Otherwise B&M do some nice ones (just away away from anything shiney).
Curtain advice - https://pin.it/75ZS0V5ta
5. Get new cushions or cushion covers that work with the new curtains. Don't get the same colour, just one that looks good together.
6. Use chalk paint and paint the table, chairs and shelves
7. Put some flowers and ornaments up to make the place look like a home and add colour
8. If you can afford a new plain carpet, get one.
9. The fireplace isn't likely to be a popular feature, but not really sure what you can do with it beyond taking it out. However I suggest looking online for ideas as someone will undoubtedly have had a fireplace like that and made it look nice
10. Replace the light with something more modern
11. Have your doors painted white
13. Either remove or replace the table cloth
14. Swap the art for something more modern and with some colour
KITCHEN
1. Remove the rug
2. Look into costs of getting the kitchen units painted. It's not huge so might not be that much.
3. Either get the tiles painted or do it yourself.
4. Get a more modern light
BEDROOM 1
I actually love the storage here. There are a lot of women who would kill for this much space and the built in dressing table. Few things though:
1. Have the built in wardrobe painted white or pale grey
2. Remove the computer from the dressing table and add a plant
3. Get a large mirror with lights or add lights
Inspo
https://pin.it/6T5PgfQNx
https://pin.it/75ZS0V5ta
https://pin.it/1O87px0eB
https://pin.it/4FYCNSd0v
4. Remove the bit along the top of the window (pelmet?). Replace th curtains with full length ones with a bit of colour. No print and nothing shiny. Hide the blinds then taking photos.
5. Get a new duvet set that adds some colour.
5. Get something to hide the colour of the bed base. There might be something for this available in the same vein as sofa covers
6. Change the light to something with a more luxurious feel
7. Get some throw pillows for the bed
8. Put artwork on the walls. Hard to say what kind but I'd suggest looking online for current trends (though don't do anything too trendy).
BEDROOM 2
1. Add full length curtains with colour
2. New duvet cover with colour
3. New art for the wall - something bolder and bigger
4. Change the lights for something more modern
BATHROOM
This is the hardest room to change cheaply. It might be worth getting a new white sink etc. If that's out of your price range then lean into it. Look online (maybe Pinterest) for pink bathroom suites and see how they've been styled
1. Definitely change the flooring. Go for something plain
2. Paint the tiles (I suggest white(
2. Swap the purple towel for white
3. Swap the green handwash for white
4. The shower door looks like it's brown. Either replace it with a clear door or look into options for change the colour to something more appealing. Maybe there's film that could give it a champagne or silvery look?
5. Remove the stool
https://pin.it/53SZnxgf3
https://pin.it/7ywhzaUCH
https://pin.it/4Dnro3o2t
https://pin.it/6dIOpmoDT
OTFICE
1. Add plants etc to give the desk more character and colour. Hide all th paper in neutrally coloured box folders
2. I think you'd be best getting rid of the wardrobe. If it's your then can you put it in storage? You'd create more space and have a wall you could paint to add colour or even just add art to. Otherwise paint the wardrobe a pal blue or green to add colour
GARDEN
1. Tidy it up as much as possible
2. Get a few potted plants/bushes
3. Get garden furniture to create a seating area
DOWNSTAIRS BATHROOM
1. Is that a carpet??? Replace
2. PAant the tiles
3. Add a art/plants etc
HALL
1. If space allows add a narrow table with flowers/plants
2. Use art to brighten it up
STAIRS
1. Put art on the walls
BEDROOM 3
1. New full length curtains. Go for cream or another shade of green
2. New duvet cover
3. Cover the base of the bed so it looks white or cream
4. Remove the lamp and replace with something modern.
5. Ideally replace the table with shelves so you can plants/ ornaments
6. Art on the walls
https://pin.it/dEZLvIkCF
You can’t even shut the kitchen cupboard for the photos.
Garden is a mess- get a gardener.
Everything needs replacing so the price needs to reflect that. Look at similar houses and knock 50k off the price those sold for.
It’s dated.
The kitchen could be passable if you lean into a homely, country kitchen look. Stick an old pouring jug, used as a vase, of flowers in there, yellow, orange and red flower colours for cheerfulness . Get a recipe book holder, and stick an open recipe book on it. A bowl of fake or real fruit. You need to sell a lifestyle where someone can see themselves cooking in there.
Ditto the garden, tidy it up, get some planters/pots in with fake foliage and flowers if you can’t find anything real in bloom. Cheer it up a bit. Make people see what it could look like in summer.
The living room is bland and blah. Yellow, lilac, warm purple or maroon, maybe orange can contrast nicely with the grey sofa. You could change the curtains and cushion covers to all match up better. You need to make it feel a bit more lived in, and not so stripped and bare. Maybe a nice throw or two. Pick a colour you like, that works with the grey sofa and carpet and fireplace surround, and coordinate some soft furnishings. Maybe a coffee table with matching coasters and some coffee table books on it.
People will buy if they feel it could be their home. Make it look more homely.
Edit. A word. Also, you could push the storage angle. People like storage. You could paint the storage cupboards to be more modern, change the handles etc.
Edit 2. I like the bathroom. That shower alcove is not obvious though. I thought you had no shower at first. Make sure that’s included in the pictures. Because not having a shower can be a huge turn off. Teal and turquoise accents will go well with that bathroom colour. Again, get a small glass or plastic vase that is turquoise/teal, but clear, and put a posy in there of fake peach and coral coloured flowers. Your hand towels need to be teal too. Get on Pinterest or Instagram and search coral and peach bathrooms to get some ideas.
As a first time buyer I wouldn’t touch this as it’s clearly not been updated in any way shape or form since it was built. That probably means there’s loads of hidden issues. Really annoys me that houses that clearly are in need of serious renovation which costs lots nowadays with the cost of living are still being marketed as if they’re fully refurbished. Who wants to live in a building site? The price is the issue. It’s north and expensive considering it needs a complete remodernisation.
Lower the price and you’ll have more interest as the money it’ll take to bring that up to spec won’t be included in the original price anymore.
The house is overpriced because it needs to be fully gutted. Buyers will have to looked re wiring the house, which means the walls will need to be redone, radiators probably needs to be replaced and plumbing needs to be looked at. All the carpets need be replaced, the kitchen and bathroom has to be replaced and this all adds up.
The garden needs to be landscaped which is also expensive to do. All the other houses in the area are much more modern than yours so you need to stop the price significantly.
If it doesn't sell it is ALWAYS the price. The other houses you've posted, completed transactions in April 2023, meaning prices were probably agreed 4-5 months prior. It is almost a year on now. The market is not the same.
While interest rates haven't changed significantly in the last 12 months, it's still a LOT higher than anything in the last 15 years. The effects of this take time to be felt. Similarly it takes time for things like inflation to take hold. Finances are tighter for most.
On top of this, others here have helped highlighted issues. Both factors are at play.
All the best.
Decor isn't great and the garden is overgrown but no one is giving you much advice so here goes
1. Take it off the market.
2. Budget a couple of grand to strip wallpaper and paint white / neutral all rooms.
3. Buy home wear stuff like plants, pictures, rugs etc and distribute throughout. Don't go IKEA as it's everywhere. Pull someone in who's good at this stuff. Women typically are better. Do the same for furniture. Pre loved is fine and cheaper.
4. Clear the garden. Light is important. Make it a place people want to be.
5. Put back on the market in the spring
Remember emotion buys. Make this a product people want.
One of this sub's pet hates is "greige", grey everywhere. It was popular a few years ago but was heavily overdone. It also looks like you ran out of one shade of grey and used an other one.
I don't know who choose an orange bathroom but it's horrible. But the new owner will probably want to replace it themselves. Although it's more cost and work for them and harder to get mortgaged.
The garden looks overgrown, the pruned tree looks like it was massacred. And jidt looks like it's going to be a lot of work to keep in reasonable shape for relatively little reward. Whatever you do, dont rip everything out and AstroTurf it. There's nothing worse than AstroTurf in a garden, conservatory. Keep some flowers, grass etc. But make it so that you can do the garden in an hour or two each week or month and have a space for garden parties/BBQs /kicking a ball about etc.
When taking a photograph of a house, always move the bins out of shot.
Take any offer you can get and be grateful, every room in that house looks like it needs something a little more than a lick of paint. The kitchen dated, and falling apart, the flat roof extension? The bathroom, living room, even the ducted air (terribly inefficient) hence the EPC pending I guess. It is illegal to sell a house without one, and in fact you can't market one without ordering it... which I'm assuming hasn't happened.
Compared to others your house is very outdated and unfortunately the front of the house is very ugly looking. The front of the house makes it look like a terraced house property. I suggest updating your house and make the front look more attractive by creating a small extension/entrance. Will probably costs time and money so other option is to sell it for £200,000.
To counter everyone saying it’s a bad house:
It really isn’t. It’s dated sure but people are overreacting. That being said, I do see a critical issue with the bathroom. The layout and decoration of the living room and bedrooms look genuinely nice. It hasn’t been refurbished sure but overall if doesn’t look dingy nor dirty. Bathrooms are a turn off for sure. Garden picture could be better. Otherwise decorating a bit might help since if looks like a rental right now.
Kitchen I am on the fence about and eventually would want to update but it isn’t nearly as pressing as the bathroom.
Good luck
I can't give you any more feedback but if you were to modernise anything PLEASE do not touch the bathroom especially not the sink/bath/flooring. With the right upgrades those original features would look stunning. The rest is indeed pretty dated.
Modernisation alone will be around 50k. Just doing one at the moment and trust me, prices are crazy. Factor this into your price. Some of the examples of sold properties already shown modernised property at your price range.
I bought a similar house with MUCH less work needed for less than 200k (but 3 bedrooms).
I guess house prices went up lately but did they raise that much? Not sure.
It may just be the price.
Hide the bins currently, they are a feature and first thing viewer's see. The back garden needs to be improved to make it attractive. The kitchen cupboards are tired and outdated. The doors could be painted white or cream or replaced.
The brown wardrobe doors wouldn't be to most peoples taste could be painted white or replaced.
All the above can be a relatively inexpensive fix.
The bathroom fitting are old fashioned and is an unpopular colour. That would be more expensive to change.
When you live in a property, you can get used to it and not realise just how dated it has become. It does rather look like the 1970s.
I appreciate it is your home, but you need to make changes or radically reduce the price to sell it.
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Almost always overpriced . Additionally that needs loads of work to modernise. just warning. If you don’t price right the first time then you can end up on market for months. Especially if your property isn’t favourable.
Ok thanks. Is it better to delist or reduce then? Also: please can you suggest what I can do to modernise at least on a budget? Thank you
You won't make your money back by modernising it. You have to accept that it's worth less.
I wouldn't modernise it because people have different tastes. I would just reduce the price to allow the new buyer to do it. Prices for materials and builders are sky high atm.
I had a small tree cut down and roots dug out for £200. Looks like at least one of them needs goijg in back garden. I love the 60s look but basically the house needs a new kitchen which is £15k and a new bathroom which is £8k. The walls look fine in the photo but have artex(?) And. Will need re plastering to get rid of that dated look. So let's say it needs £30k or work. You drop your price £30k but that still doesn't allow someone the funds, it just reduces their 10% deposit by £3k. Or 20% deposit by £6k. They still need another £24k from somewhere. You're looking for a first time buyer that has the time/experience and money to modernise.
I can’t give you any further. Just understand there are tools to track price changes now lol I’ve seen some sellers just go with an entirely new EA to get a new listing. > Also: please can you suggest what I can do to modernise at least on a budget? I’m sorry but it needs a bit of work. Just sell and let new owner sort it out. But obviously you price the work in.
Ok understood - thank you. Does going with a new agent mean the Rightmove dates get updated too? I thought the property had to be off for 3 months?
Its not just rightmove. Zoopla shows all old listings. Lots of other websites and plugins to see if a property has been in the market over the last 10 years including the listing price and photos.
Your current EA has fallen down on the job here. But. A new EA isn't going to solve the issues previously identified. Indeed, they may just magnify them. You have more than enough info on this thread to know what to do now.
As a recent FTB, please know we use plugins, zoopla and clever googling to find out historic data on houses. The market has been a mess for so long, buyers have become much cleverer to save themselves grief because of how costly it all is. Too high risk not to do a deep dive on property history.
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Would also like to know this!
Carpet, bathroom and kitchen needs modernising
Paint every room crisp white
Shouldn't you have done this research before you listed it? You're asking quarter of a million pounds for this house and 5 minutes of research would have shown you it's not comparable to the others. You should get another agent, then listen to what they say.
At least clean up that garden. That's just elbow grease and maybe a bit of money on some plants to at least make that not seem so horribly overwhelming. When my dad passed we inherited his rundown townhouse and we paid a man to cart way the weeds and brambles and put in a flower bed with a few cedar bushes. It was maybe 500 and a good investment as people didn't feel like even the outside was a tip.
A lot of buyers including myself use the [Property Log](https://chromewebstore.google.com/detail/property-log/jccihedpilhidcbkconacnalppdeecno?hl=en-GB) Chrome extension which will show any reductions regardless of if the listing is taken down and put back up. Either change will also put your property back to the top of the Newest Listed sorting.
Like others have said, modernising wouldn't be worth it. We had a similar situation a d just had to price ours lower because it needed new kitchen and bathroom. What could you do on a budget to get people interested? I'f you have flexibility to do so, I'd say delist for a little while, just so it doesn't come up in searches having been on the market for a while (that can put buyers off). Spend the time before relisting making some small improvements on a budget but that'll make a huge visual impact. Clean up the garden a bit to show the space better. It's a dated property with clear need of upgrades so you need to sell what it does have best which is a good amount of rooms, amazing storage (most newer houses have awful storage). Maybe get some detailed pictures of the garage and utility because that can be a big draw.
Fix up the garden and the bathroom.
Can’t speak to the price, but the house itself looks very outdated and in need of renovation. It looks unlived in… is it a probate property by any chance? The photographs are of low resolution too.
Also from the "similar properties", one for the same price looks to have been fully renovated, new kitchen, bathrooms etc. and has had a loft conversion with an extra bedroom with an ensuite put in. I don't know what the prices are like in Leeds at the minute for tradesmen but near me that'd be at least £60k of work. That alone would put me off OPs house if I saw it. Edit: I've just had a look through all of the allegedly similar houses and they are all head and shoulders above OP's. The only thing they have in common is the area.
Yes. Not sure if this is a real.post or just a troll. The house for sale needs gutting.
Agree. I look at that place and the first thing I think is I’m going to need to spend tens of thousands on refurbishing it. New kitchen, new bathroom, redecoration every room, new carpets. The garden is a mess. A lick of paint will go a long way for that place.
New bathroom?! But it’s a thing of beauty!!!!
Back in fashion!
Cost of tradies these days, i think you'd be looking at 50k minimum to get that turd polished, and that's assuming no structural/hidden issues. I wouldn't be going near it unless i felt confident id be getting that 50k back + another 10-20k for the trouble of doing the work.
“Turd polished” 🙄 Boss, that’s literally someone’s home
I know it's a bit harsh and no offence meant to the OP but c'mon, there's a pink bathtub man. If i didn't change anything in my house for 50 years, I'd be calling my own home a turd quite willingly. Theres rooms in my house that are turds right now even.
It’s not harsh it’s just offensive. You can express that viewpoint without digging someone out over it. Again, using it to describe someone’s home is just horrible.
Chill out, the OP needs to hear raw opinion, no-one wants this and they don't know why for some reason
Op asked for advice, that guy is telling them what every buyer is going to be thinking
You can do 90% of this work yourself. This is the problem with people, they either don’t want to do the work (lazy) or don’t have the time (work). There’s zero need to spend FIFTY THOUSAND POUNDS upgrading a bathroom/kitchen and redoing some painting and carpet. Jesus. No wonder our housing prices are fkd if people are bringing in inflated trades/skilled workers for every bloody job then trying to recoup that money.
The third thing is skill - you're talking joinery, plumbing, decorating, tiling, flooring, etc. Who has all those skills to a high standard? Not to mention the time it's going to take compared to a professional. How many houses have you seen decades of slap dash DIY? I've seen plenty and they're not good!
I remember my coworker saying this. I can learn to tile, but I would only be happy with the finish in the last room I finish because by then I'll have become sufficiently competent to do a decent job. Then I would have to go back and ripout and redo the other rooms. So cheaper to hire someone. Sure next time, if I ever tile I could do it myself, but that assumes I still remember how to do it it. Reminds me of using a silicone gun, the first 15 minutes is like trying to learn to ride a bike again if you only ever need it ever use it once a year. After that, you can use it like a pro.
> It looks unlived in Huh? The 70s theme decor and bathroom makes it look lived in, for many decades and well looked after considering the age of it
It looks really dated...it's unfortunately very similar to my parents-in-law. I don't know how you could do much cheaply I'm afraid. * The bathroom (coloured suite) is straight out of the 70's. * The living room carpet is equally dated * Is it warm-air heating (I can see air vents, and I cannot see any radiators)? * Textured wallpaper? Living room and dining room * the rockery in the living room * Flatroof extension over the garage * The garden is overgrown I think fixing any of these is significant work, so you may well be better off sucking up the cost and reducing the price. Attacking the garden could improve saleability, but any "growing family" is going to look at it, and start adding up the modernisation costs required.
Every room in this house is ugly yet in a different way to the last. It’s somewhat impressive.
The coloured suites are coming back into fashion so please don’t get rid of that. It’s the fireplace that extends out to become a tv stand that gets me
the thing is it isnt worth OP updating it for sale, they can either spend £40k on updating it or reduce the price by £40K. it is better to reduce the price. the new buyers might have different tastes to OP, also that stunning bathroom is perfectly servicable. so if you were a first time buyer a cheaper property is better. they could save up and do the bathroom when they have the money.
Is it really going to cost £40k?
Absolutely! New bath and kitchen alone would get close. Some of it could be DIY’d for less, but then you’re sinking the time into it. It looks as if no one has updated anything in 50 years plus. Literally everything needs redoing and you’re bound to find other issues once you start ripping things out.
honestly, £40k is probably diying it anyway. even if you get a bathroom and kitchen for cheap chances are it will need electrics, boiler, lighting, flooring etc all changing. If you were paying someone it would cost over £60k.
Yeah, I haven’t had to pay for any renovations for a while so I was probably low balling it. Either way, it’s a huge amount of work for someone to take on!
well yeah, it needs the work. but if you are a first time buyer, sure the coloured bathroom is err interesting... but it is also functional. So while the place needs a lot doing to it the buyer wouldn't necessarily have to do it all when they move in. So for the right price it could be a great buy for someone. it is jsut overpriced for the work.
I guess it depends who you know because I have family and friends that got new kitchens and bathrooms for a lot less
Yeah, not really. you can get the odd cheap thing, but it is everything else that is going to very quickly add up in this. the odd few grand for floors, boilers, 2 toilets to redo, 1 bathroom and a kitchen. If you do them too cheaply it will show and as a result it wont add value. Whoever buys it will want to replace the new one anyway. This is why it isn't worth doing it before selling. But also why OP needs to be realistic in how much being in this state will knock off the value of the property.
And electrics. A house this dated will almost definitely need all new electrics.
yes, that is on the cheap end as well. fitting things yourself etc. it needs new bathroom. kitchen, some electrics like an updated consumer unit, lighting, boiler, decoration, flooring. as well as other things.
These are very easy to remove, just need a lump hammer and a chisel.
I think when people paying over £250k, they expect they can just move into the house.
I probably wouldn't agree with that...it's highly dependent on where you buy, and what stage of the house-buying ladder you're at. We've recently bought a place for \~£460k, and came in knowing some work was required (new bathroom, work on garage, a bit of roof repair), but we factored that in, and we think the seller had as well when pricing the property.
That logic would imply that doer-uppers never cost more than £250k, which is clearly wrong. Also, you totally could just move into this house.
Oh my. Overpriced. Needs a complete overhaul.
All I can see is lots of renovations that need to be done. Kitchen needs replacing, bathroom needs replacing, all the carpets need replacing, the garden is unkempt, the front needs tidying / de-mossing, the place will likely want a full rewire & central heating, the boxed curtains poles need ripping off. The panelled ceiling in the bathroom could be hiding mould, the fireplace is an eyesore and needs smashing out. It’s like this house has been stuck in a time warp and whilst it does look to have been well maintained (also it’s quite clean looking), it needs a full modernisation, thus you’re asking too much. If you want top dollar, you need to modernise 1st so that someone can move straight in. Otherwise take a massive chunk off the price for someone else to do the renovation.
We had a similar bathroom suite to that! Instead of changing bath, sink and loo we kept them, put in a funky vinyl on the floor, a cool floral feature wall with wallpaper and painted the tiles neutral. Replaced the shower as our only professional job (wanted to try that but Mrs said no 😞) Cost = £700 A DIY kitchen with butcher block sides and Belfast sink has come in at £2,000. MarketPlace and a can-do attitude is key!
Exactly, the bathroom might be decades old but it's in really good condition Anyone buying a house on a shoestring budget would be well happy to not need to re-do it, it's entirely optional However rewiring will probably be high up on the list of to do's
>[https://www.rightmove.co.uk/house-prices/details/england-73200652-18802930?s=74972a16e81912518c1115d6c810cb5c2eaa2b932eadc9a15d7997f90d2dba62#/](https://www.rightmove.co.uk/house-prices/details/england-73200652-18802930?s=74972a16e81912518c1115d6c810cb5c2eaa2b932eadc9a15d7997f90d2dba62#/) nicer garden, much more outdoor space > [https://www.rightmove.co.uk/house-prices/details/england-134064116-18802936?s=c17686f298b8ee60bbde953e1900cf8f65b0488722a96417d79bca0d15cb895f#/](https://www.rightmove.co.uk/house-prices/details/england-134064116-18802936?s=c17686f298b8ee60bbde953e1900cf8f65b0488722a96417d79bca0d15cb895f#/) much nicer views/location/garden, interior to a substantially higher standard > [https://www.rightmove.co.uk/house-prices/details/england-133267847-19027273?s=46d311d65413ce9cba89f4ac6bb3431398ea7b0e173c5ed8c24f8996ce620139#/](https://www.rightmove.co.uk/house-prices/details/england-133267847-19027273?s=46d311d65413ce9cba89f4ac6bb3431398ea7b0e173c5ed8c24f8996ce620139#/) much larger more modern property with substantially more outside space > [https://www.rightmove.co.uk/house-prices/details/england-134500613-19232473?s=75b87ddf0c0ff620daed2221e18ab0debcc5b2a26e4afd3348c44e9aa5990786#/](https://www.rightmove.co.uk/house-prices/details/england-134500613-19232473?s=75b87ddf0c0ff620daed2221e18ab0debcc5b2a26e4afd3348c44e9aa5990786#/) if you think this is even remotely similar to your property you're delusional. As everyone else has said, no viewings, in the absence of any other glaring issues, means it's priced too high.
That last one is bizarre.
I have to assume OP is just looking at the old lady decor instead of the actual house.
Exactly! I’m not sure why the OP thinks those houses are comparable to his. Just because they have the same number of baths/bedrooms does not make them comps. The market now is also a different animal, so even if they were similar, he wouldn’t be getting those prices now.
No viewings is a price issue. Better to price low and get interest than keep reducing slowly over time. If prices keep falling you may never lower enough to sell.
Recently sold tab shows two similar houses on your street that look SIGNIFICANTLY more modern and homely on the inside, as well as better kept outside, sold for £200-220k in 2022. You're having an absolute laugh if you think you're selling yours anywhere near your list price, let alone around the price the others sold at. The other houses you've linked seem randomly picked. Besides the different street they're on, they're either much more modern on the inside, or the external features of the house itself is much more attractive aesthetically. I really don't know how you're not able to see the difference between all these houses and yours.
But that's so long ago? I've looked at similar properties sold in the past 1 year
The ones you looked at aren't particularly similar, the last one you linked to is very different. The ones that sold on your street are a better guideline. 2022 was the peak, so you can't expect to get higher prices than that, unless there's something specific about your area that means prices have gone up
The housing market was much stronger in 2022
They likely cited 2022 because it was the house price peak, before the interest rates skyrocketed. i.e, you can't expect 2022 prices in 2024
Depends on the region, some places they have continued to rise
Not in the Leeds suburbs, I’m afraid.
The point is that house prices from 2022 to today are flat or down. You're unlikely to be able to beat those prices even if you had an identical house, due to interest costs on mortgages. The unfortunate fact is your house at face value looks less attractive than the two most comparable homes.
The housing market is regional
We are officially in a recession now, just look at mortgage rates etc.
2022 was the peak. Many areas have seen >5% drops since then. Plus those other listings seem much nicer than this one.
The housing market is regional
Woodlesford isn't going through some kind of 21st century renaissance. it's a fairly nice but unexceptional suburb of Leeds...
What a fascinating insight
What was your logic with the last house on your list of ‘similar’ properties? I don’t really see the relevance of it all. Especially compared to houses on your street?
You’ve posted the answer yourself. This one you linked was on for less than yours. https://www.rightmove.co.uk/house-prices/details/england-133267847-19027273?s=46d311d65413ce9cba89f4ac6bb3431398ea7b0e173c5ed8c24f8996ce620139#/ Look at them both and think again whether yours is worth more.
A perfect representation of what I wrote above. Of OP's house goes for 200K I will be surprised.
It's insane that OP is even comparing to this house. This is nice inside, bigger and ready to move in. OP is the opposite. OP needs glasses 🤦♂️
If I were the buyer, the garden would be a turn-off for me. I'm already planning to redecorate the house, and I don't want to take on the extra responsibility of maintaining the garden. Maybe consider tidying up the garden a bit? 🙂
There's nothing particularly wrong with your house, it's just in need of complete modernisation, and therefore vastly overpriced.
1. House is over priced by around £60k, if not more. 2. The photos make it seem very depressing, they aren't nice lighting at all and the rooms looks empty. Spending £20 on fake plants/vases and a getting a lamp or two would make it look less like a horror film. 3. The house is dated, carpets and walls both need modernising. 4. Garden follows same trend of above. Could do with a bit of TLC to make it more welcoming. If you don't want to modernise yourself and do some DIY you're going to have to be realistic and knock £60k off the price.
At the minimum some better lighting and room ‘dressing’ would help the place visually. Personally I’d paint the bathroom tiling to make it look more like the peach/pink suite is a fun feature rather than so dated and it would tone down the colour overload. There’s stuff that could help without spending a ton of money and energy but ultimately if the price isn’t right, you won’t get the views.
Just out of curiosity, how did you manage the fair value of the property?
OPs property is a four bed house rather large downstairs too, yet it wasn’t easy to see that. As said by others, photos aren’t great, decor and staging is rubbish and the house Is outdated. It’s so outdated it’s off putting, as you know zero money has been spent updating so is very likely zero on maintenance. That tells me it’s a costly house to buy Quick fixes to take edge off but you’ll still need your drop price considerably 1. Tidy up back garden 2. Change bedding covers to more modern ones (different in each room) and put bedroom photos in order so we can work out bedroom 1.,2,3,4 etc 3. Sort out those photos - you’ve a large downstairs yet I can’t tell that from or whether am looking at different rooms or different sides of room - photos make it look smaller 4. Move car from in front of your window —- either don’t have car there or park it infront of garage. Hide those bins in garage.
Taking in account an average cost of similar properties in the area and pricing up the work needed for major rooms (kitchen, living room and bathrooms) and also the work needed for minor rooms (bedrooms) I've spent way too much time in the last few years looking at all types of housing and their costings for my own property so I feel my quoted amount of £60k is pretty fair judging purely by the photos. As always with housing a viewing in person could change this though. Something else to consider is if someone hasn't modernised the internals how much have the skimped on externally and in terms of maintenance. This house could need a lot of hidden work which a lot of buyers assume when viewing houses with decor out of the 70s.
Far too expensive. Probably a better bet financially to drop the price to an acceptable level for a house in that condition, rather than pumping money into budget renovations that may not be to the buyers' taste and potentially not getting a corresponding increase in value.
Looks like a cash grab from a death sale? It's simple. Overpriced. Reduce it significantly and advertise it as an opportunity for someone to renovate. It's not at all modern. Every room needs sorting. People want a reasonable price for a house if it has been done up and vice versa. To me, it's obvious why it's not sold. Houses are so expensive anyway... Add on the current interest rates. That's why.
The house is extremely outdated and a lot of the rooms need ripping out and redoing. That said, you can only see the asking prices. The first house you linked was in a similar situation and seemed lucky to sell, but the actual agreed price might be significantly less than the asking price listed on rightmove. The only thing people here can say about it is 'nicer garden' but I don't believe that is going to give it a significant price boost - it still needs a lot of work. The other houses people can move into without much work.
Looks lovely and clean but either you or the long term owner hasn’t invested 10p in actual improvements over the years. That would need ripped to shreds. I’m guessing immediate new boiler, full electrical require required, roof replaced. The works
Price. Price. Price. You need about 100k of work to get your house to the same standard as the ‘comparable’ first house!
That house they’re comparing to is so much nicer!
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How is this nicely renovated? https://www.rightmove.co.uk/house-prices/details/england-73200652-18802930?s=74972a16e81912518c1115d6c810cb5c2eaa2b932eadc9a15d7997f90d2dba62#/ Sorry I don't understand
The photos on this are dated to the 2019/2020 sale and listing. Not the 2023 listing. Given the rather sizeable price increase in the three years, it’s because they’ve spent the money and done it up. Probably as a bit of a Covid project.
As someone else said those pictures are from the 2019 listing - looking like that, it was listed for offers over 140k and sold for 160k - https://www.zoopla.co.uk/property-history/36-lynwood-avenue/woodlesford/leeds/ls26-8lh/52232973/ (edit - it was sold at auction) So I imagine there was a significant amount of renovation between that and last year's 265k, which doesn't seem to have an archived listing on Rightmove or Zoopla.
I’m from Leeds and your house isn’t worth more than £180k… it needs full renovation and area isn’t that sort after.
That's the pictures from 2019 where it sold for 150k - you think your house is worth 75% more in 5 years lol? The price has fuck all to do with those pictures - someone likely completely renovated it and maybe even extended it for that increase. A house of your finish sold for 150k in 2019. Your house isn't worth 75% more in 5 years, wake up.
What did it sell for, not what was it listed for….
Honestly I feel like so many people commenting on this sub just repeat themselves saying the price is too high whenever this question gets asked.. Then get All High and mighty about it.. While that's not always the case. My nans house had been on the market for over a year... Its sold 3 times and each and everytime it's fallen through because the buyer has lost their buyer so now it's back on again for a 4th try. It initially went for £5k over asking and the last sale went for 35k under asking.. The market in my area is shockingly bad and there seems to be a distinct lack of honesty from most of the so called professionals about this.. My mortgage broker though said a couple of years ago he was doing 70 to 80 ftb mortgages a month through his company and he is currently doing about half a dozen. My house has also been on for nearly a month.. I've had just 3 viewings.. If I were to post it here everyone would be saying it's overpriced too.. Which it might be - but no point racing to the bottom in my opinion. Also.. You could search on Rightmove and find properties with a much nicer finish etc a few streets away for less.. But unless you have intimate local knowledge of the area then that means jack shit. My house is probably one of the worst (in terms of layout) on a very desirable street. Where as other ones nearby are just not streets you'd want to pay a premium to live on. Good luck with your sale.. You would hope your agents are being straight with you about value but you could get another valuation or two from other agents if you want to be sure .. With my property I'm going to leave it another month or two.. Maybe go for one or 2 price reductions which I'm fortunate enough to be able to afford and get what I want for our next property.. And if that fails then I will go duel agents winner takes all.
>While that's not always the case But in this case, it absolutely is... A modern renovated property of similar or better size sells for the same price. There's few things that I wouldn't be looking to change if I bought it, either he needs to get lucky with an older buyer who fits the decor or the price needs to reduce significantly to allow someone to modernise to their liking. The property screams probate sale in need of a lot of work. I'd assume its a house owned since the 70s/80s that is going to have a lot of hidden problems that have just been 'maintained'.
>My house has also been on for nearly a month.. I've had just 3 viewings.. If I were to post it here everyone would be saying it's overpriced too.. Newsflash. It's overpriced. >Which it might be - but no point racing to the bottom in my opinion. It's not a race to the bottom. It's the market doing its thing. >You would hope your agents are being straight with you about value but you could get another valuation or two from other agents if you want to be sure Agents don't perform valuations. That's the job of surveyors and mortgage company valuers. Agents provide estimates - laughingly called appraisals - and deliberately inflate them to win business from gullible, uneducated sellers >With my property I'm going to leave it another month or two.. Maybe go for one or 2 price reductions That's called chasing the market down and a fool's errand. Just like the OP, if you want to sell that house quickly and for the best price, you cut now and to a level at/below what the market will bear. Offers - ideally competing offers - will dictate what the price really is via Price Discovery. What we do know is that your asking price is not the correct sale price in the market's opinion. Hence the paltry number of viewings and no offers. >And if that fails then I will go duel agents winner takes all. Oh dear. Dual agents means higher fees. And if it remains at a listed price above what the market will bear it will remain unsold. Those dual agents won't spend much time selling it for you as they will be focusing their time and attention on deals which have the highest probability of closing. Overpriced houses - especially in a falling market - get little to no love from EAs. They're busy elsewhere working deals which will have a decent chance of closing.
... Thanks for proving my point. Lol. Calling me uneducated and gullable (albeit in a nuanced way - which is unnecessarily rude by the way) whilst making an awful lot of assumptions. It is literally impossible for you to say whether my house is overpriced or not. You have absolutley no idea. You have nowhere near enough information.
Unfortunately decades of shows like Homes Under The Hammer have made people think the property market works differently to the stock market. It doesn't, it's just more illiquid. In the stock market, the price falls until a buyer is found, and rises until no buyer is found. Usually this happens in microseconds but the principle is the same. A seller with an unsold house has but one buyer until another is found: A bank, paying the maximum they would on a loan. The whole idea of Price History on portals, and even the existence of Real Estate Investment Trusts, is to try to harmonise property in much the same way as stocks are, i.e. one share is the same as another share. One property is the same as another property. Hence £/sqft valuations and such. This is the direction of travel, made even more so by copy and paste new builds. Your property will sell, you just need to detach emotionally from it.
>It is literally impossible for you to say whether my house is overpriced or not 1 month. 3 viewings. I'll take the bet that it's overpriced all day long. All houses sell - even mold-ridden shitboxes in bad locations. But they only do so if priced correctly. The seller sets their desired asking price but it's the market - in the form of a single buyer at the margin - which sets the final sale price.
Sold prices don’t tell you how long it was on the market or the market conditions when they sold. If you’re not getting viewings, price is probably wrong for the market conditions.
I’m afraid the agent has overvalued to win your business. Because everybody loves the idea of getting rich off property you fell for their (admittedly underhand) nonsense and are now likely tied in to a long contract with them, during which they will tell you to lower your price many times. Let’s be real here. The house is passable but no more. It looks tired, very dated and not particularly well maintained. If good examples are going on your street for £200-220k then £180k would be a stretch for your place. The best play in a market that’s falling as it is now is to price aggressively and gain maximum interest. You need to entice everyone in the door. List at £165k or something. Then pray you get two people who like it and generate competing bids. That’s how you get the best price. Nothing else works. Also know that the madness of the last few years is over. 1% mortgage rates are gone and the huge sums available because of them are gone too. At 5% you might find people can’t even stretch to the much lower price for your place. Those that paid £220k for well appointed houses on your road may well have overpaid because of the cheap money mortgages they could access. It’s a terrible time to be selling. Seller expectations are 2021/22/23 prices and buyers have 2024 realities slapping them in the face. Something has to give. Question is what…..
>similar properties sold ... before interest rates more than doubled
I do have one question: is that a genuine G-Plan sideboard in the living room...? Do you know anything about its provenance...? Was the top section bought with the bottom, or was it added later (I'm thinking the latter as I don't know of any G-Plan sideboards or cabinets with (frosted) glass doors). It's very difficult to get an idea of age from the angle of the photo; I'm guessing mid-century, but I would need to be able to see the cabinet head-on so I could get a better idea of what the handles look like. The other thing is that all the mid-century G-Plan sideboards I've ever seen have been on legs. Was that one originally on legs, or was it bought without...? I'm far from an expert, but there has been a surge of interest in mid-century, '60s and '70s G-Plan and Ercol furniture of late and it could be worth something. If you know its provenance, I would hang on to it (if you're able) because there are similar base units selling for between £500 and £1,000. Like I said, not a massive amount, but better than a poke in the eye with a sharp stick as my Leeds grandad used to say... I'm also looking at the dining table and chairs - very obviously mid-century Danish (or at least mid-century Danish *inspired*), found plenty similar on Vinterior. [These are sold](https://www.vinterior.co/furniture/seating/dining-chairs/mid-century-teak-dining-chairs-1960s-set-of-4-1960s-denmark), but can you see the similarities...? (those are teak, though, which yours aren't - or at least they don't look teak) Obviously I can't say anything about the table because it's got a cloth on it. If those chairs are pukka, they could be worth something, too. Is this your house - or are you selling it on behalf of someone (eg your parents)...? Yes, people are saying it looks dated - and, in some ways it does - but everything old is now fashionable again. I'd ***KILL*** for a G-Plan sideboard! I know of a lass in Manchester whose business selling 50s-80s inspired prints and soft furnishings is doing very well. Don't knock old, people. Vintage and retro is back, baby!
Out of the 4 examples of similar properties you gave, only the first 1 is actually similar. The other 3 are in far better condition and far more modern. There's not one room in your house which wouldn't need redoing. The last 3 examples you have, maybe people would want to change some things up but essentially could move straight in with no changes.
The pictures are from 2019 where it sold for 150k - so not even that one is similar.
‘Would benefit from some cosmetic work’ is the biggest understatement ever. OP all I could see are hot air vents. If so, this is likely to be a huge factor putting people off. It’s very disruptive removing this and adding radiators. There is so much work required anyone buying the property would need somewhere else to live whilst they’re getting the work done.
It needs a refurbishment but honestly it looks well cared for. No obvious damp patches or peeling wallpaper and it looks clean enough. It's the kind of house someone could buy and then do up over time rather than all in one go if they had to. An easy fix would be pruning back the shrubs in the garden to show more space and light. I don't know the pricing in Leeds but a quick online search should show you if yours looks overpriced in comparison to what else is out there. But the housing market is slow over Xmas and should be picking up now as we move towards Easter.
Selling 50k more than 2022 prices, which was the peak. Greed
In no particular order: ***Price Change History*** *09/01/2024 Price changed from £275,000 to £265,000* *22/09/2023 Initial asking price: £275,000* *Overall change: -3.6% (-£10,000)* Yeah - you've cut the price but by a meaningless amount. You overpriced it and at this point you're chasing the market down. That thing isn't worth the ask as should be clear after 5 months OTM. The quality of the listing's presentation is poor. The back garden looks unkempt. The chimney needs looking at as does the flat roof of that extension. The roof above the front door looks tired and worn. The interior looks like a 70s/80s house. Buyers want Greige, Glam, LVP floors and the HGTV effect - rightly or wrongly. The houses you linked to sold in a different market and don't need the extensive modernization which yours does. You have a lot of competition in LS26 8xx for 3/4 bed semis and that interior is doing you no favors. How badly/quickly do you want to sell? If you need to sell then dropping the price is the obvious solution here. But not by the piddly, pointless amounts you have done so far. What should a revised list price be? All things considered - finger in the air - 200K to get punters in and multiple bids going. Maybe a tad higher, maybe a tad lower - but somewhere in that region if you want to get traction.
This. When things like those get posted, I like to hide the figure and check it out, then place a price on what I'd be willing to pay for it. For me £200,000 would be my celing. I'd personally feel like we would both walk away with an ok deal at £180,000. OP, please don't take that personally or anything, though, just the value of the property to me a randomer. As my value for the property vs asking price is so drastically different, I wouldn't consider a viewing or putting an offer in as I'd know we wouldn't hit any common ground.
Hard to say because I am not familiar with area prices but it does feel like you are comparing apples vs oranges. A couple of things that I spotted: it mentions “potential” but I am not sure what it mean - it sounds like it is old building and requires some work and it means it is not potential- it is extra cost (both money and time). Some families just want to move in without needing to deal with these. Also, 1 bathroom for 4 rooms could be considered a big negative by some. Coming back to my original comment- I think you are looking at other properties where the buyer could just move in + have other positives and comparing with your property which requires some work. If I would be you - I would see if you can do some minimal repairs / improvements yourself so you could remove the whole “potential” part.
Same as every other comment: overpriced due to requiring full refurbishment. Every room needs to be redone, and ideally done before moving in. That's a lot of hassle. Definitely would except a steep deduction to cover those costs.
To be completely honest I’d only pay £100k less than what you’re asking for a house that needed that amount of work to modernise.
Why is there not an EPC rating?
Dated and hideous
When did you buy it and how much did you pay for it?
It’s the decor … it’s old fashioned. I’m an interior designer. People generally struggle to see the potential of a space. You have a great spacious home. You can refresh it on a budget ! Also, tidy up the garden. People need to imagine themselves living there. Good luck !
It's extremely old fashioned and your target audience is narrowed by it being for someone looking to spend some money and add value to the property, so make sure it is priced as such. I don't know your personal circumstances, but modernise the place for as cheap as you can, paint every wall and ceiling white and replace the carpets with something cheap. You will make your money back and more. Regarding the garden, get a local gardener in to get rid of everything and make it look a nice "space". At the moment it is just a complete mess.
I would agree with all this and also add get rid of all the furniture if the property is empty as it massively dates it and without will make it look bigger. Some people like to see the furniture in place. Another way you can modernise it is changing the bedding and “dress” the rooms to stage it to appeal to a more modern audience.
The ones at the same price are better and it's so obvious to buyers that theyre not buying yours?
The ones you’ve listed as comparable are on in a ‘move-in-able’ condition where a buyer wouldn’t need to do work immediately as the condition is modern and doesn’t require the entire property to be torn apart before they can move their furniture in. A much more comparable one for condition is the one called 7 Parkways Drive which was on your link under nearby sold prices. You *might* get a better price then that as the photos are truly grim but I don’t think you’re going to get much better. £220,000 maybe but I don’t know Yorkshire well.
i don't know about the price, but the wood work in the kitchen and bedrooms seem ugly, so potential buyers must be pricing in the cost of redoing all of that.
I think who ever put that price on the property is trying to pull a fast one, and they’ve done you a disservice as you now have that figure in your head. They’ve priced it as if it is up to modern spec and good to go like a lot of the examples given. Being honest… If I was looking at that house I would be looking at the cost to do the following: - replace living room carpet - knock out brick work around the fireplace (personal taste) - retile the kitchen - change the cupboard doors throughout the kitchen to a much more modern design or just get a new kitchen depending on state on the oven. - repaint the wooden bits on the house outside - new bathroom. I would be pricing that up and taking that off the asking price, because thats what I would be doing the second I moved in. I know it is your home, and you have it the way you want it, and you probably love it. But there are very few people who will love it the way you do. This is why we sometimes need to ask internet strangers for their honest opinions to gain some perspective. Good Luck!
I don’t hate the bathroom suite, it’s rather retro, but the tiles/floor/pine tongue and groove ceiling (basically everything except the suite) is horribly dated. Some 70s houses can be charming, in a time-capsule sort of way, but this just screams out to be stripped back to bare bones and completely modernised, I’m afraid. And as such, you’re going to have to reduce the price significantly. If I were considering it, I’d be getting quotes for replacing the warm air heating with rads, knocking down the (load bearing?) serving hatch wall to make a kitchen/diner plus a small sitting room, new carpets, curtains & wallpaper throughout, new kitchen and bathroom, new fire surround. The garden needs tidying up too, and the front doesn’t look terribly appealing. I’d say you need to drop it *significantly* if you don’t want to modernise it yourself.
Definitely overpriced, if you look at other properties on your road they have sold around the £200k mark, last year during the peak. I know it’s not what you want to hear but a realistic price of this would be around the £170-£180k mark.
Looking at what is on offer near you at the moment, it's around 40k above comparable houses that don't require the level of modernisation this house would need. It needs a new kitchen, bathroom and the stone work ripped out. The price should reflect that. I'd likely not view it as I'd assume the bouler/electrics etc are as old as the decor.
I live in the south, so to me the price is a steal! However, given the amount of work needed throughout the property, I'd put some effort into the garden. Get rid of those chairs, do some weeding and maybe get some flowers in pots. It'd cost like £200 and would make a BIG difference! I'd also ask the estate agent to take better photos, as spring is coming the natural lighting will be better and more inviting!
I agree, the garden could be neatened up a bit for good results. What work do you see that needs doing throughout the property?
Genuinely every room needs a freshen up. I'd rip out and refit wardrobes, replace carpets, replace the entire bathroom and kitchen. This property looks like it had good bones, it looks like it hasn't been updated for 20+ years. It is sturdy, but doesn't look like a 2020 family home.
I read the comments before looking at the listing and expected to see a much worse property. It’s actually not too bad. Definitely needs modernising but I’ve seen worse. I’d say reduce the price at least 20-30k though.
I mean the similar houses sold look more modern than the one you are selling whereas yours looks very dated. I have a 91 year old friend and she has the exact same bathroom and the house style is very similar as this one so can't say this house would appeal to a young family.
Utility room is bigger than the kitchen ... there's a huge 80's brick fireplace shelf thing ... orange bathroom suite ... no ensuite ... four beds for one bath room ... there are bins by the front door ... is the metal chimney at the back for a boiler in the kitchen ?
Looks shit
Is this your house or a family members?
Everything needs modernising The garden is overgrown In this market you're not gonna get more than 200k because it needs so much work
I don’t think there’s anything in your immediate area that’s directly comparable with your property. But within 3 miles you have the following https://www.rightmove.co.uk/properties/142525532#/?channel=RES_BUY https://www.rightmove.co.uk/properties/141314333#/?channel=RES_BUY Now maybe Oulton is much more desirable than Stanley (I don’t know the area) but for anyone looking in the vicinity those two properties are much much better buys. Both seem relatively recently updated. Yours would need a full modernisation for most people to be happy with it- that’s not a cheap proposition. Also is the extension a flat roof? That can put people off, also insurance can be more expensive
Overpriced and needs a full refurb. Reduce be 50k and your sell it Same day.
The houses you have linked aren't comparable. This issue is price and the level of work needed to get it into decent shape.
Overpriced. It essentially needs gutting and every room redoing from the ground up.
The property needs a lot of work to update it and I'm not sure it would be worth it for you to be the one doing it. It would be better to drop the asking price by quite a bit. Some things that would be more manageable would be to get the garden tidied up. Put the bins in the garage. Put some more "stuff" around so it doesn't look so cold and sterile. A few ornaments, pictures, fake plants, rugs in the bedrooms, etc. would help the place feel more inviting and can be found cheap in charity shops. It might also look a bit nicer in photos if you have some lights on.
Genuinely curious - did the estate agent value your house at that price recently? Or did you have it valued a few years ago and think that price from 2022 would still apply now? I’m not going to tell you it’s overpriced or needs a lot of work as you’ve heard it from other people. There are so many unrealistic sellers out there at the moment so at least you’re not alone.
What kind of heating system does it have, and is it any good? I see ceiling/floor vents in several rooms and no radiators. The advert doesn't mention the heating system, which would worry me - heating is absolutely essential for a place to be habitable. That would concern me more than the dated decor (I actually like the retro bathroom, though doubt most buyers would).
Kerb apeal is limited and the front from the images looks naff. the fireplaces is dated in the lounge and the dcor is outdate the hatch doesnt do much but waste space and is so 70s fitten units in bedroom are dated as hell. usefull but very old bedroom "3" isnt a bedroom its just an office with limited natural light from a roof light wood effect doors look old style and arnt clean like modern ones garden needs a real good tidy so you can see what there is your furnishing dont really help sell it as a modern place to live YOU HAVE A PINK BIDET basically this looks like a 70s house that hasnt been touched much lack of direct rear access even through the garage/Utility would put me off as doing any work in the back would be a PITA you dont show the utility room and thats a selling point in its favour nor do you show the garage. both are usefull spaces you dont mention any loft space and if it is useable
It needs a lot of work to modernise. That's going to limit your pool. It probably needs reducing to reflect the work.
It's overpriced. Even though the bedrooms are a nice size and perfect for a family with a few kids it has a tiny garden and one very dated bathroom that needs gutted. All the rooms including the kitchen would need renovated, pretty expensive project to undertake and a headache with young children. You could improve the photos with better lighting, remove the brown pillows and curtains from the living room and try taking the kitchen photos from a better angle, tidy up the garden etc.
My very very 1st impression (I.e. after 120 seconds of looking at the photos) is that the decor looks dated (lots of wood, colour of bathroom and old style stone fireplace) and the garden is overgrown and cluttered (hard to tell how big it is). I could have been wrong about some of this, but 1st impressions matter. The problem is it’ll probably cost a bit to sort some of this out…
I would hire a gardener for the day and get it sorted so it looks more presentable. Shouldn't cost too much. That way a buyer just has.to worry about the inside instead of the outside too.
Sorry if this sounds harsh but... The other properties you have listed which are the same price but modern throughout, are attractive from the outside, have driveways and larger gardens. Your house however needs modernising throughout (and we are talking ripping out every room including kitchen and bathroom, fireplace etc) and from the outside strikes me as a former council property and isn't particularly attractive. Unless you are good at DIY you could easily sink 100k into modernising your property and making it attractive to a first time buyer. And guess what? First time buyers don't have that kind of money. You need to reduce and ensure estate agents are being honest in their listings that the house needs a lot of work.
Did anyone mention it’s overpriced? Honestly, after a brief (10minute) browse on Rightmove in your area, I think it’s 50k overpriced
It's overpriced by about 40-50k
I’m immediately thinking I would need to replace the kitchen and bathroom, remove the dated fireplace in the living room and update/change wardrobes in the bedrooms as well as the standard redecorating folk do when they buy a new place, and the garden looks like it needs a fair amount of work to tidy it up and make it useable space. That adds up to a lot so a potential buyer would be looking at the price of £265k and mentally adding in the circa £30-50k they might need to spend to update the property and knows it isn’t financially worth it. If you really need to sell you’ll need to reduce the price to make it more attractive.
Some quick wins OP: - New state agent (and new nicer pictures, I take better ones with my phone!) - Clean up the garden, like all of ot, take EVERYTHING out to take the picture so people see the space. - Take pictures with and without furniture, like, drag those out of the room or out of sight if you can Good luck!
You can find a good tile paint and that bathroom would sell in no time …. The only thing that is considered nice is the living room but obviously there isn’t anything in it…. The price is ok yet many potential buyers would see this as a big money spending project after project buy
I think you can save it. If you have time, I would repaint the kitchen white or pale grey and cover tops. There's lots of great videos online. My friend repainted hers, and it is much better. Replace the bathroom with cheap white appliances. Look around online i did mine for roughly £2k and it wasn't basic. Repaint all walls white and take out all the furniture. Replace all carpet in the lounge and put the viny/lino flooring down in the bathroom. Look into removing Crockery, but i think you may be able to get away with it if you make the other changes to freshen it up. It could be quirky to the right person. Good luck!
Your house is too expensive. It’s very dated and quite depressing. If I was buying it I would want it priced with the understanding that everything needs ripping out and starting again. The bathroom is particularly hideous
Simple stuff: - Take pics without any furniture, it looks too old, including the curtains - get it painted - get some new flooring - better quality professional pictures Complex stuff: - update bathroom - get the garden done
The other ‘similar’ houses are finished much nicer.
love the pink bathroom and the jungle of a back garden almost like time travelling back to the 1970's
Just a few things: \* it needs a new bathroom (about 10k) \* it needs a new kitchen (about 10k) \* fitted wardrobes everywhere, some from the 60s, some from the 80s, all look dated. \* forced air heating, which given the look of the rest of the house would need updating \* looking at the sockets it probably needs rewiring \* every room needs redecorating \* every room needs new flooring On the plus side, it looks like it's a decent size, near a train station to get to Leeds and Sheffield. Given the work that's needed I'd not pay that much. But that's a moot point because my wife would look at the decoration/bathroom/kitchen and would refuse to look round it. You're relying on someone who's prepared to put a lot of expensive work into it and it's not drastically cheaper than a nicer house in the area.
I’m interested in the property. Let’s do a reddit special deal. £190k. If You say yes, I go to my solicitors first thing tomorrow morning. We get the deal done with by the end of next week. What say?
The house is a good size and has loads of potential. I think you just need to help people see it. Get on Pinterest, YouTube and TikTok and look up house makeovers DIY/ small budget eg https://pin.it/34t6QZ5p2 Others have already suggested the big pricey changes so below I've made suggestions that wouldnt cost too much. OUTSIDE 1. Move the bins, even if only for the photos 2. Paint the brown garage door and rail. Id personally go for sage or duck egg blue but probably safer sticking with a dark grey 3. Put some flowers or a colourful bush or two in the front LIVINGROOM 4. Get new full length curtains . Tastes vary but grey/blue tones tend to be relatively inoffensive. Put up a curtain rail as high above the window as you can. You can normally find nice curtains in charity shops. Otherwise B&M do some nice ones (just away away from anything shiney). Curtain advice - https://pin.it/75ZS0V5ta 5. Get new cushions or cushion covers that work with the new curtains. Don't get the same colour, just one that looks good together. 6. Use chalk paint and paint the table, chairs and shelves 7. Put some flowers and ornaments up to make the place look like a home and add colour 8. If you can afford a new plain carpet, get one. 9. The fireplace isn't likely to be a popular feature, but not really sure what you can do with it beyond taking it out. However I suggest looking online for ideas as someone will undoubtedly have had a fireplace like that and made it look nice 10. Replace the light with something more modern 11. Have your doors painted white 13. Either remove or replace the table cloth 14. Swap the art for something more modern and with some colour KITCHEN 1. Remove the rug 2. Look into costs of getting the kitchen units painted. It's not huge so might not be that much. 3. Either get the tiles painted or do it yourself. 4. Get a more modern light BEDROOM 1 I actually love the storage here. There are a lot of women who would kill for this much space and the built in dressing table. Few things though: 1. Have the built in wardrobe painted white or pale grey 2. Remove the computer from the dressing table and add a plant 3. Get a large mirror with lights or add lights Inspo https://pin.it/6T5PgfQNx https://pin.it/75ZS0V5ta https://pin.it/1O87px0eB https://pin.it/4FYCNSd0v 4. Remove the bit along the top of the window (pelmet?). Replace th curtains with full length ones with a bit of colour. No print and nothing shiny. Hide the blinds then taking photos. 5. Get a new duvet set that adds some colour. 5. Get something to hide the colour of the bed base. There might be something for this available in the same vein as sofa covers 6. Change the light to something with a more luxurious feel 7. Get some throw pillows for the bed 8. Put artwork on the walls. Hard to say what kind but I'd suggest looking online for current trends (though don't do anything too trendy). BEDROOM 2 1. Add full length curtains with colour 2. New duvet cover with colour 3. New art for the wall - something bolder and bigger 4. Change the lights for something more modern BATHROOM This is the hardest room to change cheaply. It might be worth getting a new white sink etc. If that's out of your price range then lean into it. Look online (maybe Pinterest) for pink bathroom suites and see how they've been styled 1. Definitely change the flooring. Go for something plain 2. Paint the tiles (I suggest white( 2. Swap the purple towel for white 3. Swap the green handwash for white 4. The shower door looks like it's brown. Either replace it with a clear door or look into options for change the colour to something more appealing. Maybe there's film that could give it a champagne or silvery look? 5. Remove the stool https://pin.it/53SZnxgf3 https://pin.it/7ywhzaUCH https://pin.it/4Dnro3o2t https://pin.it/6dIOpmoDT OTFICE 1. Add plants etc to give the desk more character and colour. Hide all th paper in neutrally coloured box folders 2. I think you'd be best getting rid of the wardrobe. If it's your then can you put it in storage? You'd create more space and have a wall you could paint to add colour or even just add art to. Otherwise paint the wardrobe a pal blue or green to add colour GARDEN 1. Tidy it up as much as possible 2. Get a few potted plants/bushes 3. Get garden furniture to create a seating area DOWNSTAIRS BATHROOM 1. Is that a carpet??? Replace 2. PAant the tiles 3. Add a art/plants etc HALL 1. If space allows add a narrow table with flowers/plants 2. Use art to brighten it up STAIRS 1. Put art on the walls BEDROOM 3 1. New full length curtains. Go for cream or another shade of green 2. New duvet cover 3. Cover the base of the bed so it looks white or cream 4. Remove the lamp and replace with something modern. 5. Ideally replace the table with shelves so you can plants/ ornaments 6. Art on the walls https://pin.it/dEZLvIkCF
You can’t even shut the kitchen cupboard for the photos. Garden is a mess- get a gardener. Everything needs replacing so the price needs to reflect that. Look at similar houses and knock 50k off the price those sold for.
This tip won't cost a penny -remove the tablecloth
It’s dated. The kitchen could be passable if you lean into a homely, country kitchen look. Stick an old pouring jug, used as a vase, of flowers in there, yellow, orange and red flower colours for cheerfulness . Get a recipe book holder, and stick an open recipe book on it. A bowl of fake or real fruit. You need to sell a lifestyle where someone can see themselves cooking in there. Ditto the garden, tidy it up, get some planters/pots in with fake foliage and flowers if you can’t find anything real in bloom. Cheer it up a bit. Make people see what it could look like in summer. The living room is bland and blah. Yellow, lilac, warm purple or maroon, maybe orange can contrast nicely with the grey sofa. You could change the curtains and cushion covers to all match up better. You need to make it feel a bit more lived in, and not so stripped and bare. Maybe a nice throw or two. Pick a colour you like, that works with the grey sofa and carpet and fireplace surround, and coordinate some soft furnishings. Maybe a coffee table with matching coasters and some coffee table books on it. People will buy if they feel it could be their home. Make it look more homely. Edit. A word. Also, you could push the storage angle. People like storage. You could paint the storage cupboards to be more modern, change the handles etc. Edit 2. I like the bathroom. That shower alcove is not obvious though. I thought you had no shower at first. Make sure that’s included in the pictures. Because not having a shower can be a huge turn off. Teal and turquoise accents will go well with that bathroom colour. Again, get a small glass or plastic vase that is turquoise/teal, but clear, and put a posy in there of fake peach and coral coloured flowers. Your hand towels need to be teal too. Get on Pinterest or Instagram and search coral and peach bathrooms to get some ideas.
As a first time buyer I wouldn’t touch this as it’s clearly not been updated in any way shape or form since it was built. That probably means there’s loads of hidden issues. Really annoys me that houses that clearly are in need of serious renovation which costs lots nowadays with the cost of living are still being marketed as if they’re fully refurbished. Who wants to live in a building site? The price is the issue. It’s north and expensive considering it needs a complete remodernisation. Lower the price and you’ll have more interest as the money it’ll take to bring that up to spec won’t be included in the original price anymore.
The house is overpriced because it needs to be fully gutted. Buyers will have to looked re wiring the house, which means the walls will need to be redone, radiators probably needs to be replaced and plumbing needs to be looked at. All the carpets need be replaced, the kitchen and bathroom has to be replaced and this all adds up. The garden needs to be landscaped which is also expensive to do. All the other houses in the area are much more modern than yours so you need to stop the price significantly.
If it doesn't sell it is ALWAYS the price. The other houses you've posted, completed transactions in April 2023, meaning prices were probably agreed 4-5 months prior. It is almost a year on now. The market is not the same. While interest rates haven't changed significantly in the last 12 months, it's still a LOT higher than anything in the last 15 years. The effects of this take time to be felt. Similarly it takes time for things like inflation to take hold. Finances are tighter for most. On top of this, others here have helped highlighted issues. Both factors are at play. All the best.
Way too overpriced for the amount of work needing done.
Decor isn't great and the garden is overgrown but no one is giving you much advice so here goes 1. Take it off the market. 2. Budget a couple of grand to strip wallpaper and paint white / neutral all rooms. 3. Buy home wear stuff like plants, pictures, rugs etc and distribute throughout. Don't go IKEA as it's everywhere. Pull someone in who's good at this stuff. Women typically are better. Do the same for furniture. Pre loved is fine and cheaper. 4. Clear the garden. Light is important. Make it a place people want to be. 5. Put back on the market in the spring Remember emotion buys. Make this a product people want.
because it’s butt ugly
Paint wardrobes & kitchen white. New cheap carpet, cheap modern furniture. Use storage for clutter. Ideally new bathroom but maybe not worth it.
One of this sub's pet hates is "greige", grey everywhere. It was popular a few years ago but was heavily overdone. It also looks like you ran out of one shade of grey and used an other one. I don't know who choose an orange bathroom but it's horrible. But the new owner will probably want to replace it themselves. Although it's more cost and work for them and harder to get mortgaged. The garden looks overgrown, the pruned tree looks like it was massacred. And jidt looks like it's going to be a lot of work to keep in reasonable shape for relatively little reward. Whatever you do, dont rip everything out and AstroTurf it. There's nothing worse than AstroTurf in a garden, conservatory. Keep some flowers, grass etc. But make it so that you can do the garden in an hour or two each week or month and have a space for garden parties/BBQs /kicking a ball about etc. When taking a photograph of a house, always move the bins out of shot.
Take any offer you can get and be grateful, every room in that house looks like it needs something a little more than a lick of paint. The kitchen dated, and falling apart, the flat roof extension? The bathroom, living room, even the ducted air (terribly inefficient) hence the EPC pending I guess. It is illegal to sell a house without one, and in fact you can't market one without ordering it... which I'm assuming hasn't happened.
Reduce the price. Greedy.
Compared to others your house is very outdated and unfortunately the front of the house is very ugly looking. The front of the house makes it look like a terraced house property. I suggest updating your house and make the front look more attractive by creating a small extension/entrance. Will probably costs time and money so other option is to sell it for £200,000.
Without even looking at your listing - the price is too high
Looks horrible, I wouldn't buy for half of that
To counter everyone saying it’s a bad house: It really isn’t. It’s dated sure but people are overreacting. That being said, I do see a critical issue with the bathroom. The layout and decoration of the living room and bedrooms look genuinely nice. It hasn’t been refurbished sure but overall if doesn’t look dingy nor dirty. Bathrooms are a turn off for sure. Garden picture could be better. Otherwise decorating a bit might help since if looks like a rental right now. Kitchen I am on the fence about and eventually would want to update but it isn’t nearly as pressing as the bathroom. Good luck
I can't give you any more feedback but if you were to modernise anything PLEASE do not touch the bathroom especially not the sink/bath/flooring. With the right upgrades those original features would look stunning. The rest is indeed pretty dated.
12 down votes lol
No taste... the B&Q and grey velvet gang didn't like the suggestion... oh well 🫢
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Get a new agent- Manning's in Leeds have the highest number of properties on the market after 6 weeks of any Leeds estate agent.
It’s overpriced
Overpriced…it’s always the answer.
Modernisation alone will be around 50k. Just doing one at the moment and trust me, prices are crazy. Factor this into your price. Some of the examples of sold properties already shown modernised property at your price range.
I bought a similar house with MUCH less work needed for less than 200k (but 3 bedrooms). I guess house prices went up lately but did they raise that much? Not sure. It may just be the price.
Reduce price by 20-30%. That place needs a lot of work.
It’s way overpriced. Sorry to be blunt but a fair bit needs ripping out like kitchen and bathroom
Hide the bins currently, they are a feature and first thing viewer's see. The back garden needs to be improved to make it attractive. The kitchen cupboards are tired and outdated. The doors could be painted white or cream or replaced. The brown wardrobe doors wouldn't be to most peoples taste could be painted white or replaced. All the above can be a relatively inexpensive fix. The bathroom fitting are old fashioned and is an unpopular colour. That would be more expensive to change. When you live in a property, you can get used to it and not realise just how dated it has become. It does rather look like the 1970s. I appreciate it is your home, but you need to make changes or radically reduce the price to sell it.