It looks like the agent is not doing a particularly good job representing it. Properties with unique features naturally have a smaller buyer 'pool' so it will take longer, but there are definitely a lot of positives going for it. Replace the photos with new ones for sure and try to style it with some more soft furnishings to make the space look cosier if feedback has been that it seems too big. Chunky curtains, some big cushions etc could be a cost effective way of doing that.

Hi there,

As other users have said this is down to styling and the estate agent.

In terms of styling, never underestimate the lack of imagination of buyers! With a freshened up colour palate using accessories, a clear dining zone within the living room, a lick of paint on the kitchen cupboards (kitchens can always be a deal breaker) and some other standard tricks I'm sure you could get your asking price quite easily, it's not overpriced for what it is. The market is a little more challenging currently but the 'right' homes are still selling.

Once the design has been unified and lifted slightly then I'd instruct a new estate agent to come in and get some better photos taken. The ones currently don't sell the space sufficiently, the master bedroom looks excellent but the rest of the flat looks too soulless with the current photos.

I wouldn't change the price just yet as a couple of thousand pounds spent on it could get you £25k. And no buyer will ever have a problem with something being too big - this is well intended but misguided politeness by either the buyers or the estate agents to you.

I've styled properties for rent on a budget and private home interiors and would be more than happy to help, just private message me if that would be helpful.

Kind Regards

Sarah

I would re-style the living-room as it currently looks very open and unwelcoming with those two black leather sofas at one end focused on the tv over the other side of the room with the spindly looking metal table near the door. There is a lot of unused space there. Potential buyers can be really unimaginative so you need to help them see how to use the space to its potential. If it was me trying to sell I'd break up the large space into 2 well defined areas - a more cosy tv watching space at the far end of the room and the space near the french doors with a decent sized kitchen table rather than that spindly one. A few rugs wouldn't go astray either.

You have had lots of helpful and sensible comments already - don't loose heart - your flat will sell!! As others have said the "negatives" - bedroom in basement/staircase to bedroom off corner of living room/garden off bedroom will put some buyers off and probably more buyers than would be the case with a more standard layout - IMO expensive reconfiguring is not worth it. There will be a buyer out there though...change agent immediately and soften the look in the living room. Good luck!

I agree with everyone here. Please do get a stager to style your flat. It looks too masculine. Go for something neutral or more feminine.

Thanks so much to everyone who replied really kind of you to take time.
Am going to get other agents involved before drastic price drop and just hope someone who loves it comes along

I haven't read in detail all of the responses.

You have a gorgeous flat. We have recently sold a very similar size flat, similar price, with a lounge the same size, and made the move our Surrey.

Its very much to finding the right person, who would fall in love with it.

It will happen, just sometimes take some time.
Good luck
Also could be worth changing estate agent x

Agree with everyone else:
1) layout is not ideal (patio off the bedroom not living room, stairs from living room not hallway, bedroom on ground floor) and there isn't a quick-fix for this; to me it means it will take longer to sell, as it will appeal to less people;
2) ideally you can change the agent - I mean, they don't even have the most up to date photos in the listing?! And the first photo of the listing is random, it should be the best photo of the flat
3) I would not call it a maisonette
4) No idea of prices, but it wouldn't surprise me if the garden doesn't add a lot of extra value (as it's off the bedroom, so you don't get a lot of use out of it); the parking (presuming it's inside the compound, not off street parking)n should add value;
5) I am not sure reducing the price will make it sell quicker; the people who are not interested because of the layout will not suddenly become interested if it's 20k less

I agree with everyone's comments. This listing speaks volumes.

Your agent should be showing the flat in the best light. Old photos is ridiculous and the listing doesn't even mention that you have fully refurbished the bathrooms to a high spec or that you are close to a coveted school. I keep one eye on the market and I'm not sure I would have arranged an inspection based upon this listing.

Also now having seen the photos I do think some styling could help. Working off pictures only so perhaps not an accurate reflection in the flesh but the rooms dont look like they flow to me. In the reception the carpets and furniture are dark, in the bedroom upstairs its a lighter feel, and then downstairs is the wood with white. Actually the kitchen looks OK to me.

It wasn't until I saw the square footage that I appreciated how spacious your flat is.

I think definitely new agent and get some styling even if its a friend with a good eye who can give a bit of advice.

And I also agree with others. Its easy to be scared when you've taken a package and dont have income coming in, but you definitely wont end up selling this at auction!

Yep, what others have said. Of course one could highlight its less attractive features, e.g. a bedroom being downstairs, kitchen being smallish & not-modern kitchen, garden smallish, but obviously at the right price [I don't have the very precise local knowledge to comment on yours] & with a decent agent it will undoubtedly sell in time. Unhelpful I know & very probably not cost effective to change but I half wonder whether a better layout for the ground floor mightn't be an open plan kitchen/lounge where the reception room is & then a third bedroom where the kitchen is now, though that's not perfect either.

I think it looks lovely!

My advice would be to change agents straight away.

Going with a cheaper agent is not a good idea if you don't have a perfect property that will simply sell itself.

A damn good agent will proactively find you your buyer and produce amazing photos and description. They will actively sell your property.

I would recommend Rampton Basely or Hamptons. Stay away from Purple Bricks!

Please don't despair, you just haven't found the right buyer for your flat yet. Your flat has masses going for it, the listing does not do it justice. Friends had a flat with garden leading off the main bedroom which can put people off, took longer to sell, so it is not a "standard" offering, and while there are lots of people looking for a "standard" place, there are those that want something a little different and will love yours.

The market traditionally picks up after Easter, so as Goldhawk suggests get a new agent, get new photos done, ask them about home stylists (a couple of hundred pounds of time and some accessories may pay off down the line). Good agents will be proactive about the marketing, giving you feedback ("too big" doesn't sound quite right to me) and converting other interest. Don't go down the Purple Bricks or DIY route with a unique place - you need a good experienced local agent.

Also have a Plan B in place - you mention redundancy and travelling and young daughter, it's not clear if you are buying somewhere else, and chains add extra stress and pressure. Can you rent this out (very different market) then rent somewhere smaller and cheaper, possibly further away so that provides you with a roof and income. Renters sometimes then may want to buy the place once they have fallen in love with it.

Good luck, I am sure it will be ok, it will just take time.

Why is your agent using the old photos?

Change agent to someone like Jacksons or Dexters or even Foxtons
Get new better photos
The first photo on the search listings is the garden - it would be better to have a pic of the outside of the building first
Calling it a maisionette and the garden photo may make people assume it's excouncil

It's also worth remembering that the tax changes mean there is little if any new money going into buy-to-let these days.