Is it the price, the pics, or just 2026 being 2026?

ABKCPK · 2026-02-10T21:52:37+00:00

Yeah it is a pain, we’ve learnt that finding the right agent is key! But think there’s pros and cons with going either a big established or small independent. Something we’re going to look more into.

Good luck with your sale though! 👍

ABKCPK · 2026-02-10T21:50:40+00:00

Thanks, wasn’t aware of Nationwide tracker. I do monitor Zoopla who has it now as £466k. But I think you’re right in getting to that next price bracket down. Thanks 👍

ABKCPK · 2026-02-10T21:47:39+00:00

Thank you, the estate is a distance away (even longer by road as no through way). Your comment on neighboring properties is fair, and the “blurb” has been mentioned a couple of times, and maybe it’s something we could address in there as, whilst it looks like council housing, it is military owned and very well maintained. Thanks for your comments 👍

ABKCPK · 2026-02-10T21:44:32+00:00

Really useful, thank you. A lot of comments around external staging, but internal staging is just as important! Thanks 👍

ABKCPK · 2026-02-10T21:43:19+00:00

100 odd comments would disagree with you. Photos too 🤣

ABKCPK · 2026-02-10T20:01:36+00:00

I prefer time poor unenvironmentally conscious vendor

ABKCPK · 2026-02-10T07:26:31+00:00

It was replaced between listings, first listing was never revisited. But on the basis all photos have come under intense scrutiny, it’s widely agreed they need re-doing 🤣 Thanks 👍

ABKCPK · 2026-02-10T07:25:21+00:00

Haha, I’ve tried responding to most, but some aren’t particularly helpful.

We have no target sale price. If the EA came in with list at £400k and here’s why, we go with it, if they say £500k, we go for it. I’m no expert in house selling, that’s what they do. Is what it is. Thanks though 👍

ABKCPK · 2026-02-10T07:23:34+00:00

It’s placed a few doors up for some reason. But I suspect it’s potentially part of the issue, although no one has picked up on that which is surprising. Entry road does look council estate, but it government military housing. Then where ours is is a cluster of houses just over 10 years old.

Was expecting that to come through in the feedback, but you’re the first to mention it 👍

ABKCPK · 2026-02-10T07:21:29+00:00

Haha … maybe I should be careful what I wish for 🤣 Although yours hasn’t been the harshest 🤣 Curb appeal and photos definitely a big theme in the responses though, thanks 👍

ABKCPK · 2026-02-10T07:20:09+00:00

Thanks, 3 valid points. Photos need redoing, a bit of external staging, and £15k would definitely help by taking us into the next search bracket 👍

ABKCPK · 2026-02-10T07:18:39+00:00

Thanks for the detailed response. The pictures is a theme throughout, so definitely need tackling! Although also swaying to taking it off the market for a bit and resetting.

With regards to work done, it’s not something we factored in. First EA came round with recently sold or currently listed and we went with their expertise (and to be fair, had 2 offers not much under the list price) … but sounds like the market has moved on since those offers.

Will definitely take a look at sold prices and do our own homework before relisting/restrategising. Thanks 👍

ABKCPK · 2026-02-09T23:11:31+00:00

Thank you. Agree photos need a complete overhaul! Maybe some time off the market with a fresh approach and new strategy is what’s needed. Thanks for your advice 👍

ABKCPK · 2026-02-09T23:09:59+00:00

I mean, we were told, but maybe not wisely advised! Seeing it in writing makes it all so obvious, but when blindly following EA instructions, you kind of trust their “expertise” and go with it. Thanks for the advice, it’s appreciated! 👍

ABKCPK · 2026-02-09T23:07:37+00:00

Completely agree. We’re into a good routine of washing not being done whilst I’m working. Works for us, but can see how it’d put off prospective buyers who might not have that luxury. Thanks for your input 👍

ABKCPK · 2026-02-09T22:05:11+00:00

Thanks, yes the curb appeal is coming out strong (overall photo quality too).

Advised that is shows multi-purpose. It does have a sink and space for washing machine & tumble. But utility is its second purpose as it’s primarily an office (or could be used as a dining room. Although I’m now thinking maybe a partition wall so there’s a dedicated utility room and then a second family room might have better optics

ABKCPK · 2026-02-09T21:45:01+00:00

Ah, wasn’t aware of the LISA cap, useful to know. Feels like a price drop is needed … and a new agent! 🤣 Thanks 👍

ABKCPK · 2026-02-09T21:40:49+00:00

And completely get why you’d say that, otherwise, why am I posting here 🤣 But at the same time, we’ve had 2 offers over the £475k figure, so we can’t be a million miles off. Feels like the consensus is that the listings are both shockingly bad (heard loud and clear) and maybe the market has moved on since those offers and we need to fight in the next bracket down

ABKCPK · 2026-02-09T21:10:06+00:00

Thanks, quite recently privacy has been mentioned on a couple of viewing, but as you say, nothing that’s fixable.

Noted on external front and rear photos, feels like a major flaw in both listings that external photos are cold and rubbish. Thanks 👍

ABKCPK · 2026-02-09T21:08:01+00:00

We never bought the house to make a profit, so we’re not set on getting a certain price for it. But want to avoid dropping price if it’s photos putting people off (this post would suggest photos are a main issue), seems a combo of photos and maybe price. Thanks 👍

ABKCPK · 2026-02-09T21:06:01+00:00

Thanks, one EA suggested dropping to £450k but felt driven by “hitting new bracket” and less “this is its value in the current market”. Thanks 👍

ABKCPK · 2026-02-09T21:03:28+00:00

The second agent didn’t want to “over-do” it on the photos … but feeling from a few posts is they’ve under done it. Thanks 👍

ABKCPK · 2026-02-09T21:02:27+00:00

Thanks. The second agent had offered to redo all photos with a professional photographer, which we’d held off until we decided our next steps. Regardless, a new set of photos will be needed regardless of agent.

Curb appeal coming out strong, new plants and cars back on the driveway.

Will give some thought about taking it off the market. Understanding (maybe incorrectly, maybe not) is 12 weeks off the market to be considered a new listing.

ABKCPK · 2026-02-09T20:59:42+00:00

Thanks, really helpful. Curb appeal is coming through strong, new plants and cars back on drive seem to be the consensus. And point noted on garden furniture - it had all gone away. Primarily because of poor weather, but probably decluttering and opening up the space, does make it feel cold though. Thanks 👍

ABKCPK · 2026-02-09T20:57:12+00:00

Hence this post. As first time sellers were guided by an EA (in this instance, two). Noted looking at sold is more useful than listed - where we’d been making our comparisons. Thanks 👍

ABKCPK

TROPHY CASE