[Closed] Tarting up a house to sell it

- It's over priced by a lot.

- Your current agent isn't refreshing the advert often enough; they need to delete it off Zoopla and re-upload otherwise everyone will see it's been on for nearly 18 months (!)

- think about taking it off the market for 6 months to give it time to be forgotten.

- the house itself is fine and I can't see anything that will put people off offering if they liked it. But again, its overpriced by a lot.

/edit - and the advert is terrible. Get your agent to actually write about the house rather than listing each room. Drives me mad.

The garden looks okay...

tbh the rest I would rip a a lot of it out, some due to being quite a bit out of date but some just because it's not my taste. Sorry to sound harsh!

The living room - ditch the red carpet, rug, curtains. Don't worry about the skirting and fireplace for now being wood. Try and make them work with a new colour scheme. The fire is a bit 'hmm' but it will blend in with a better colour scheme. The sofa and big black CRT don't do you any favours as they look harsh and bachelor-pad-ish.

Bathroom - not a fan of the bath shape but that's personal. The rest looks nice and tidy and clean.

Office - looks quite cool and very practical to me but dated. It will be hit and miss with buyers but leave it in. Maybe try and soften it up with a tall plant in a pot, some blinds instead of the curtains and ditch the CRT monitor. Makes it looks very 80's.

Kitchen - not my style but again that's personal and others will like it. I would do something about the curtains and maybe think about placing 'props' more carefully as you want to sell the life that someone will have in there. ie get rid of any white appliences off the worktop, only place nice stainless things or if a country style kitchen a few select countryish items. A fruit bowl full of nice fresh fruit and some wild flowers (not overkill).

on a different note, I wouldn't really post a picture of where I live for worry of being burgled though. I would put the interior pics on a photo site and link to them not the for sale advert.

Dunno the answer. The interior isn't to my taste (not that I actually have any), but it certainly wouldn't put me off as the property looks fantastic.
So personally I'm not convinced that these things make much difference. But I guess if your catchment area consists of vapid idiots then you might have to do something. 🙂

Yes, we're changing agent and resting it for a bit. It's a tad overpriced, but the other agents say that's not the issue here with viewings and it ought to lead to an offer of the price we're looking for.

But if they say people want pale colours I can't just dismiss it.

Have you had it valued properly? And I'm not talking about an agent doing it. I'd say its worth about £280k tops. Sorry.

Definatley the carpets are not very good and the curtains are very out of date. I thought the kitchen and bathroom would be good though. if it's sitting at top wack in your area then people would be looking for a house which is ready to move in to and not have to change carpets, windows etc. That could be the issue.

Dated red carpets would put some off as they look at how you have it now not how they would carpet and furnish .Spending a bit on pale carpet would transform things

I don't think the interior is terrible. Certainly wouldn't put me off buying if I had that sort of money. Needs a better description

edit: And for that sort of money, I'd want an 'In' and an 'Out' driveway.

Price looks fine to me, although admittedly I don't know the area well enough.

House looks really nice generally - not my taste but wouldn't put me off at all.

Listing is terrible, and no pictures of the Bedrooms at all ?

(dont take this the wrong way as its meant to be constructive)

There being no pictures of the rest of the house, leads you to think the best bits have been photographed, and the rest is "worse"

Dark Carpet and furniture is not showing its true potential, house layout looks good, as has been said - DeClutter and show off the best bits.

Each room will look "Better" at a different time of day too, photograph them at this time for the advert/ brochure. one visit from an agent to photograph the house will be lucky to get one of the rooms at its best, let alone all of them.

I cant comment on Price as I don't know the area.

Neutral colours, not too personal (So people can see their own stuff in the house) and get a second opinion...... you will miss things that you live with all day, someone else coming in and doing a snagging list will pick up a lot of "Turn Offs" straight away.

Kerb appeal and first impressions really matter, clear the hallway / entrance of coats, shoes etc

Go and have a look at some local new development show homes for ideas on how to lay out a house for Photos / Sale too

HTH and Good luck with the sale

we decided not to (and mine is a single bloke house bought in 1990s, everything original - if it works it stays rule), on the grounds we decided as part of our search that we would either buy a cheap do-er upper or a top priced pretty much what we wanted (ie we wouldn't pay for what we don't want - which ruled out all good condition houses of unsuitable style/decor/colour etc etc), and whilst you can do up in 'todays' style it probably still won't suit everybody but you need to get top whack to cover the cost.

ioe (in our experience) stuff that is priced right is selling, esp if you can be end of chain.

*edit I also used an interweb agent £200plus vat, working well )

*2nd edit, re comment below about valuations - a far as I can see surveyors no longer do valuations (* 3 out of 3 contacted in my case to do a full/building survey) - all said they did not value

vanilla83 - Member
Have you had it valued properly? And I'm not talking about an agent doing it.

Serious question: given that a lot of agents have Chartered Surveyors, who would you get to value a property [i]properly[/i]?

a bit over priced, but how much for cash.

Looks ok, if you replace all the carpets and kitchen, the new owners will only rip it all out for their design, even if brand new for some reason.

Just perhaps due to the current recession and failure of the housing market, us plebs cant afford to move.

psling - Member
vanilla83 - Member
Have you had it valued properly? And I'm not talking about an agent doing it.
Serious question: given that a lot of agents have Chartered Surveyors, who would you get to value a property properly?

An independent one: who isn't working to try and get the commission for their inhouse team. Ever noticed that when a surveyor is asked by a bank to value a house and they've come from an estate agent, that it's not your own or linked to your own? There's a reason for this...

Or your own bank; it's in their best interest to give you the most realistic price.

If its been on the market for 18 months and as you say, 'we're not desperate to sell', then it won't because the Agent isn't pushing it.

Price-wise I've no idea, but if you know it's over-priced - then so do others.

+1 Bedrooms?

Is it a good area, what are the schools like - although it looks like you are on the main road to the M6?

Its a nice big house and if the area is OK then I don't think your price is too unreasonable- its certainly worth more than £280k. However there's no en-suite which I think people expect at that price. Also although the house is set back a bit it is on a busy road next a busy junction which would put some people off including me.

Exterior looks in good nick but the interior looks a bit tired so I'd be making you an offer discounting the cost of a new bathroom and maybe a new kitchen.

Incredible as it may seem a lot of people have literally no imagination and cannot see past the current finish so get rid of the red carpet and curtains and ancient computer equipment. Few more photos would be good too

But surely local estate agents would have knowledge of what's selling locally and would advise an asking price accordingly. They won't earn commission on houses that don't sell because they've pitched the value too high.

psling - Member
But surely local estate agents would have knowledge of what's selling locally and would advise an asking price accordingly. They won't earn commission on houses that don't sell because they've pitched the value too high.

Nope, but they'll get free advertising on a nice busy road with lots of passing traffic. And presence in a higher price bracket on the property portals.

Nice Garden!
Curtains and carpet look the main culprit, brings to mind a tired B&B.
Folks looking to buy are looking for a new start and unless the price is cheap enough to sway the deal they're going to be thinking how much they're going to need to do when they move in.
It looks a cracking place with loads of options open to it so I'd suggest generally lightening and pallette neutralising the main rooms and hall. There's nothing wrong with darker wood finishes in fact it's coming back into fashion but it needs to be a contrast with a generally lighter room otherwise it will suck the light out of the place. Think contrast wall as opposed to pub saloon bar.
And I agree with the suggestion of clearing the worktops in the kitchen, we all know that that's how a used kitchen looks but we don't want to buy it, we want the Grand designs dream (at least until the day we move in) so empty and soulless with everything hidden in the loft when the buyers come amoochin'!
As it's a nice old property I'd still be aiming to keep a warmth to the place but definitely lighten it up with the windows and floors (as it's 1830's does it have a nice wooden floor under that carpet?)
Also as this is STW, get a woodburner in that fireplace sharpish man! 😀

Simple ..you can't sell cos it's overpriced ..sorry but something is only worth what you can sell it for.

I would say similar to what has already been said, unless you decorate it to the exact taste of someone who happens to be in the market for that type of house in that sort of area then most people would just rip it out & start again anyway, so why spend the money? Just take it off the asking price, make the price attractive & stick to your guns rather than building in haggling room.
Anyway, I'm just jealous that houses that big are beyond my reach (in this area anyway)

Good luck

Again, no idea abou the cost of a property in your area, but if that was in my area (Harrogate) it would be worth somewhere near double your asking price.

However, as large as it is, it needs work doing on it - people expect to get en-suites these days in bigger properties and sticking one (or even two) in will cost them in the region of £7k each on top of the rest on the general modernisation that is needed.

But if it was on the market in Harrogate at that price, it would have sold the day it went to market (or before, to a mate of the Estate Agents)

Thanks for all your observations. I'm not interested in anybody's advice on value, but those comments are brightening up a dull evening 😛 Nobody wants to warn me of the impending 15% downward revaluation that's overdue?

I know it looks a bit (lot?) dated in the photos - real life is quite different - and the best bathroom isn't in the photos as it's hard to get a good shot of it. But I'm thinking leaving the original staircase in its resplendent dark walnut and choose contrasting tones to make it stand out - not look like a victorian boozer.

No hidden gems under the floorcoverings sadly, although I did uncover some old newspaper with reports from the Crimean war, and an account of Napoleon III's visit to Queen Vic and Prince Albert!

And I think I'll make sure the Gaggia Classic, Iberital grinder and the leg of Jamon Iberico Bellotta on its jamonera (if it's not all gone by then) are featured in the kitchen.

I don't think the decor is that big a deal personally - I think most people can see past it surely? Lack of double glazing would put me off but you're not really going to get that done just to sell it are you.

Isn't the real problem that it's in Stafford? 😛

Edit: I just had a look, Stafford looks ok actually. 😳

Well if the photos don't do it justice, get them professionally retaken - many estate agents will do this for you at an additional cost.

No, you were right first time about Stafford.

But no, I'm starting to realise that most people look on the internet and rule out properties very quickly just by the first impression, and that's where we've been falling down.

Definitely more photos - at least show the bedrooms. Take your own photos if need be, so they are taken at the best times.

Maybe take away the rug in the sitting room as a cheaper option than recarpeting - too many patterns for my eyes...

And get a better description written.

Apart form the red carpet it looks fine to me edit: tasteful even.

Put it on a big truck and take it somewhere desirable where people have more money.

OK, so maybe a bit over priced, but I'm no boffin on the prices in Stafford.

However, any agent worth its fee should be getting potential buyers in the door, and then getting them to look past the decor and cosmetic features. If a house is so perfect that there's nothing to do, then the buyers won't see any potential improvement in value that they can add.

I think that the photo from the street doesn't do the house any justice. It's much nicer than the initial impression which that photo gives.

Of no help, but I like your house 😀

But no, I'm starting to realise that most people look on the internet and rule out properties very quickly just by the first impression, and that's where we've been falling down.

The house we're (hopefully) buying doesn't look great in pictures, and we only went to see it as a bit of an afterthought after initially ruling it out.

I wonder if the order of the pictures is an issue - the garden/patio area is very appealing and might be better coming up before the 7th picture - some people might have given up by then. Kitchen looks nice but the red carpet and also the brown desk in the office picture do look quite dated. I'm sure you could get much better pictures - I would definitely also want pictures of the bedrooms.

IMO the kitchen is too small, but thats not a 'Tarting up' job.

Of no help, but I like your house

+1

But I'd have dd do a job on the floors 8)

That second photo looks like it was taken from the sky news helicopter...

To get top whack (I assume that's what you're after, I have no idea of local property prices), the house has to be in top condition. Excellent, neutral decor ( this is essential, strong colours do NOT sell!) good doors, windows, kitchen and bathrooms.
Your kitchen looks ok, but a bit dated, the red carpet with matching wall paper has to go.
If its not got double glazing, or needs any other work doing to bring up to completely modern standards, I'm afraid that any buyer is going to reduce [i]their[/i] valuation (and that's the important one) by that amount.

To me lack of double glazing is a biggie as that would be a big expense- decor wouldn't bother me at all

Are you sure on your estate agent- I live in stoke and haven't heard of them and the advert is a bit dull

Id try follwells or James de pavey if I was you who have a bit of an image and do better ads IMO

The house looks lovely. I wish you could buy one like that round here for similar money.

We had our house on the market for months last year without a serious offer. We took it off, tidied it up, gave it a lick of paint and knocked £10k off the asking and it sold to the first viewers this year.

Don't spend too much, don't mess with the original features, and get lots of decent shots. Another tip I was given was don't put a floorplan on the particulars, as people will identify problems before they see the house which might not matter when they see it in the flesh.

I wish houses were that cheap round here.

I'd echo the paler neutral colours over the dark red. And also the point about more photographs, I tend to assume that something is not been shown for a reason.

I'd be looking for as double garage at that price point / house size. Even in preference to an en-suite. IMV two bathrooms is better / more flexible than bathroom plus en-suite. I'd also be looking at less fussy garden, but again that's just my preference.

All buyers are different so you won't please all. But generally the pale neutral colurs will give a more up to date look and go down well with most.

Don't know pricing for your area, it may be a little over but....

I'd be making you an offer discounting the cost of a new bathroom and maybe a new kitchen.

this is why you need a little wiggle room. Price it at the approprite sale value for current condition / what needs work, and people still want to knock the cost of anything they want to do off. Same with selling second hand cars, some people want money off for everything that's not 100% perfect. If it was 100% perfect the asking would be more! But equally it needs to be low enough to get people through the door. Hard balancing act.

Not sure if it's zoopla or your advert but the internet ad comes across a bit cheap and doesn't give a great impression of the place.

I'd suggest getting it off the market for a bit and trying an agent who can actually get viewers through the door, and is a bit more proactive in the advert department. And tidy the rooms before taking photos.

I'm probably biased by my experience, but we spent some time talking to five or six agents and went with the more expensive ones because their sample brochures looked great. When is went on the market we sold within a week. Ymmv of course.

Personally wish yor property was in my area as I would snap it up.
Yes the interior is a little dated and takin the red carpet up would be a plus.
You havent said are you gettin plenty through the door with no offers or nobody through the door?

can you post to Aberdeen?

Don't agree with not having plans on - would drive me mad and potentially stop me from viewing if I couldn't get an initial idea of layout on the web viewing.

Thanks again guys. Some good help here and confirmation of what we suspected.

It's been a brilliant family home for 25 years, warm, happy, creative and echoing with laughter but now it's time to smarten it up and move on.

To pick 2 voices out of many positive ones - Psling (Hi Pete!) and Tinybits - yes, I think you nailed it.

People are looking at that ad and thinking "good size, nice house but needs work". They are then working out and mentally pricing up what needs doing to make the house what they want, this will include

- knocking down walls to make a large family kitchen with room for a table and then installing a new kitchen
- making at least one on-suite
- installing double glazing

They need a floor plan to do this. Some pics of the upstairs are also essential.

Your house needs to be priced such that this work can be done and leave £10k spare to its ultimate value if this was done to tempt people with the hassle. It also needs to be £10k - £50k less than similar houses in the area, depending on how busy that main road is.

A bit of tarting up wont change this so I'd keep your money. It won't change the 3 big things that need doing which are driving the price and it won't get people in the door as nothing is going to stop it looking like a project and projects are all about price and potential.

Also, is it on right move? It needs to be. Right move generates about 80% of the viewings for a house such as this which will most likely be bought by a young family. Zoopla is shit.

I guess most people would be put of first by the proximity to the main road, then by the horrendous colour scheme in the lounge

Carpet, obviously, but you know that already.

My experience of house buyers is that many will be put off by anything that needs doing to a house, even if it is priced to include the work - and that even includes stuff that can be fixed in a day, like carpets. Many people just want to move into the finished product, superficial as that is.

I think the back garden area looks cracking, the front is a bit dull and dark looking in comparison, so might be best to either prettify the front - maybe move some pots and plants round, perhaps even thin out the trees on the left looking in, or make the first picture on the slideshow the 'Sky News' shot.

Don't know how busy the road is, but I assume it will put some people off regardless of what you do to mitigate that.

Agree that without pics of bedrooms, you're going to put off viewers.

Kitchen looks fine to me, perhaps a bit small for property of that size, bathroom seems OK as well. Not much you can do to improve them, anyhow.

Its in Highfields innit.

U R Scrubber.

Overpriced?!? Bugger me, if you'd be looking at at least £450k for that round these parts. If only the north wasn't so grim; we'd be able to afford a veritable mansion 😆

Cheers,
Jamie

When I prepared my previous house for sale I bought a book on how to tart a house up (can't remember which one)but it was full of good advice and things that I wouldn't have thought of. Each time I i did a bit of tarting up i got the house revalued and the asking price kept going up. When I eventually put it on the market it sold quite quickly, so my advice would be to get a good book on the subject....

Bugger me, if you'd be looking at at least £450k for that round these parts.

This is what we've just bought (in Harrogate) - probably half the size and more expensive. *AND* needs a sizeable amount of work doing on it...

http://www.rightmove.co.uk/property-for-sale/property-36960913.html

To add my two penneth...as its a bit of a specialist subject.

Some people really can't see past the dated decor, so you have a choice...you HOPE that someone comes along and find that the house ticks enough boxes and can see past the decor. Or, you do a drastic makeover, which virtually involves moving out.

I reckon if you do the following, allowing £10k spend, you will not only sell the house, but also get about £20k more than you will at present.

All you have to do is basically put all but essential items in storage, strip out all old fixtures and fittings, redec, re carpet get a few focal points sorted and hire some nice quality furniture for a month.

Relaunch with top photos and new agent and it will go very quickly.

House looks nice, take it 50 miles south and you could probably charge double. Its location, location, location.
Family home - so schools always going to be a big factor. Can't change that.
Plus you are overlooked at the back - again can't change.

So I would not spend any money on it as you are going to have to compete on price.

To echo all above, nice house, decor tired. You may not want to watch Phil and Kirstie but expect [url= http://www.channel4.com/programmes/phil-spencer-secret-agent/4od ]Phil Spencer Secret Agent[/url] will give you lots of good ideas. Basically pale colours are your friend.

+Spend some time/moolah on decorating,

+Decluter.

+Possibly try and get some outside space inside pace thing going on, needn't cost a fortune

+Get a better agent, better ad, better photos

Profit.

I reckon if you do the following, allowing £10k spend, you will not only sell the house, but also get about £20k more than you will at present.

I'd disagree with that. Your layout is very old fashioned, the windows need doing and a £10k makeover isn't going to change either issues; you will be throwing good money after bad.

If you don't need to move then I'd stay and do the work yourself. Spend ~£30-50k on a complete refurb, make the place a nice modern house, neutral colours, modern layout, new kitchen, energy efficient. It will then sell quickly when you choose to move.

If you do want/need to move now then drop the price and get rid. Re-advertise with a better agent, on right move, and emphasise the potential of the house. The size of the thing will be enough to sell it to someone who wants a project and these people do exist but they are very price savy.

Get planning permission to knock it down and build two decent sized family homes on the same plot? Just a thought.

Floor-plans in the brochure are good.

If there isn't a photo for each room I assume its because there's something wrong with it.

It looks amazing, if I had the money, I would view 😉

Funny how people view things differently, me and my Mrs are classic examples, I head for the garden, garage and distance to the nearest decent pub, while my Mrs, hits the kitchen, bathroom and bedrooms.

I would not be put off by the decor either, as it looks like its been well looked after and changing it would not be an issue.

For me the garden is the big attraction, its beautifully planted, good use of the space and all the features blend well, you can tell its been well loved and would be a great place to sit out, as long as the photographs don't hide a glaring issue.

The only thing I would do is add more photographs of the bedrooms and any other rooms that have been missed out.

Good luck selling

Pieface has a point about the pics of the other rooms.

I think the house is stunning & none of the decor stuff would put me off, but it really does hamper other peoples vision.

You sound like you know what to do about the decor & previous opinions are all valid.

Something like that would hit 750k where I live.. It really is an attractive house.

ski curiously how old are you ?

mid 30s folk starting a young family - ill bet the size of the garden is a downside for most. They will be baulking at the time taken to look after it ill bet - its a comment most of my friends who are probably your target market make when they come to my gaff "how can you be bothered looking after a garden this size" (it doesnt take long , the key is doing a little each week instead of letting it get out of hand)

And mines nothing compared to that plot - which by the way i think is the major selling point of your house , the garden is lovely multi use space

What is your location like ? proximity to the road puts me off , the fact its been on the market for so long puts me off , the fact you have fairly poor photos puts me off - but if it hadnt been on the market for so long id probably have gone for a look - thats how i got my house , really bad photos and description but went to view it and it was what i was looking for almost exactly

The cost of running that house would put me off , its big , its probably going to be poorly insulated- it certainly doesnt mention anything to make me think different , its singleglazed - in todays world insulation and energy efficiency are big sellers.

think also about the type of folk who are buying these houses , the "ladder" as the government have conditioned folk to think. 10 years ago that house would have been snapped up in a sinch , modernised and turned round at huge profit. These days that house will be modernised to live in and be lucky to get back what it sold for - with folk using zoopla etc to see what it sold for before that and trying to make offers UNDER THAT price.

Hence why folk are keen to buy new properties needing nothing as they represent less risk for them.

Looks OK to me. Obviously needs updating and decorating to taste but it's not [i]that[/i] bad. The lounge looks pretty dated, is there a better room to photograph? Maybe borrow a modern TV from a neighbour for a photo so it doesn't look quite so stuck in the 90s 🙂 The office is a bit tired and single use. I'd take down the curtains (and maybe replace with plain white ones from Ikea), rip out the desk units and replace with a free standing desk and a sofa bed so people can see it as a more useful extra space. Again take down the curtains in the kitchen. All that will hardly cost anything.

I don't like the aerial shot. Its actually a big house on a good size plot and not overlooked but the aerial makes it look a bit compacted.

As above it really needs a layout tweak. Turning the front bathroom into an en-suite looks easy, knocking the kitchen through to the diner might be a bit more work.

Personally I'd take it off the market for a month or two, do some minor updating/neutralising then put it back for a bit of fresh interest.

[i]warm, happy, creative and echoing with laughter[/i]

That's it.. where do I sign?!

(ps. Estate agent photos are crap aren't they.)

It's off the market now until it's done up and ready to go again. So Rightmove and Zoopla don't bring it up.

I may do an update as it goes along, but yet again, STW proves to be a fount of great knowledge and opinion. Ta muchly, all.

Gutted I missed the zoopla link, from the other properties it looks like I grew up on that road and parents still live there. I possibly may even know you. The best estate agent in the area was Carl who managed the place by the malt house near mill street. We wanted to sell a relatives house quickly and for market price and he advised us on what to do (ie decor) and it sold in 3 months.

No, you were right first time about Stafford.

But no, I'm starting to realise that most people look on the internet and rule out properties very quickly just by the first impression, and that's where we've been falling down.

of course they do. It's reserach and a lot easier than trudging around a whole lot of unsuitable buildings.
People will also select on photos (do I need to do a lot) and price.
You seem to be getting upset with people commenting on the price - but a) it hasn't sold b) by everyones comments it's not being marketed well c) and it looks dated

I'm looking to buy a house in the next 12 months. I would pay top dollar - if it is finished to an excellent standard, and I like the taste and decor (cos it will save me time etc). But I will go and look at the good ones, at the right price and that look good.

It's a buyers market.

"It's a buyers market."

location dependant 😉

a colleague put a house up for sale in dyce on monday

3 bed ex council on an estate in dyce.

from the outside it looks horrible - on the inside its finished and decorated nicely

offers around 200k - he had multiple viewings on monday night and on tuesday he had offers over his price.......

Id say the sellers callign the shots .

"It's a buyers market."

location dependant

Its very location dependant.

Not many houses are coming on to the market at the moment so when a good one in a good area comes on it will get snapped up very quickly.

In the 5 square miles of sheffield where we live it is certainly a sellers market. We sold our house in 2 weeks for above asking price, next door sold theirs before it even went up on rightmove just from the board outside the house.

A nice house in the area and you can almost pick your price. But anything that either isn't in the right area or isn't perfect and it will hang around for ages and buyers can expect to get at least 10% of the asking price.

BigJohn - Member
It's off the market now until it's done up and ready to go again. So Rightmove and Zoopla don't bring it up.

I may do an update as it goes along, but yet again, STW proves to be a fount of great knowledge and opinion. Ta muchly, all.

Please do update, I for one am interested in how it all turns out, it looks a nice house with a lot of potential.
GLWTS

I thought this said 'tarting up a horse to sell it'

Disappointed.

Tarting up a horse earlier...
[img] [/img]

Didn't the OP indicate the hall was dark? I'm about to try mounting a mirror I've ordered in my porch, to reflect more light into the hall. Then I have to schedule visits between 1030 and 1200 GMT on sunny days. Easy-peasy.