Do potential buyers actually look at the property details?

[OneTwo]

Or do they just swipe through the images like some sort of property tinder and book a viewing?

I've had a property on the market for the last 5 weeks. 90s build 3 bed detached with a garage. We've had 1 offer that was about 7% below the asking price. I rejected it and they upped the offer to 4% below, which was just off my lower threshold but the house had only been on the market a week at that point and 8 people had viewed so far with another 5 in the diary... so I rejected that one too. Not a sniff of an offer since.

It's in well above average condition, recent bathrooms and kitchen, neutrally decorated, tidy gardens and garage, on a good plot, in a decent area.

It's priced exactly where the 4 agents I consulted suggested it should be. We've had 27 viewings so far, 3 people have been back for a second viewing.

The feedback from the agent is saying that nobody can quibble over the condition/price/location - but each viewer is rejecting it on the size of the bedrooms.

For argument's sake, here's the dimensions.

Bed 1 = 3.75m x 3.25m
Bed 2 = 3.00m x 2.85m
Bed 3 = 2.10m x 2.05m

The house is a standard size for the type/area/era. What do they expect? There is a floorplan on rightmove/zoopla, with dimensions. What more can I do? If it makes any difference, the house is completely unfurnished except for carpets, blinds and curtains. Does this make the rooms look smaller?

Crap rant I know, but it is a bit frustrating.

[TA14]

Bed 3 used to be called a box room.

[bazza white]

I think most people looking layout but not so much dimensions. I think your 3rd bedroom may take people by surprise. I think a 2 bedroom + office is nearer what the viewers are seeing. I'd put a toddlers bed in it to make it look bigger.

[StuTheGrouch]

I suppose the buyers might not be able to fully visualise the room sizes until they get there. Or the layout might not be as practical for them as they'd hoped (i..e door/window in awkward place for the room). I don't know, but to most a few measurements won't mean much.

I personally calculate the square metres of each bedroom as a comparison. But then I'm a sad git that looks at all details, find the house on streetview, drive round to see it at a couple of different times of the day and then I might arrange a viewing.

[grumbledoak]

If you physically cannot get a double bed in it, it's not a bedroom.

[BoRED S2upid]

You rejected an offer 4% below? You should have put it on for more if your not accepting offers.

[StuTheGrouch]

grumbledoak said:

If you physically cannot get a double bed in it, it's not a bedroom.

A double bed is 1.91 m long. It would fit.

[PositronicRay]

I tend to look @ the 1st photo then the floor plan, if that appeals I'll look @ the rest.

Some EAs take better photos than others, some use a professional photographer (at an additional cost) which seems to help. If it's a house the perfect area/road I'll always look further.

If there are many similar houses to choose from something needs to stand out (decor/features/price)

[gizlaroc]

OneTwo said:

I've had a property on the market for the last 5 weeks. 90s build 3 bed detached with a garage. We've had 1 offer that was about 7% below the asking price. I rejected it and they upped the offer to 4% below, ....I rejected that one too.

Seriously?

[PositronicRay]

StuTheGrouch said:

grumbledoak said:

If you physically cannot get a double bed in it, it's not a bedroom.

A double bed is 1.91 m long. It would fit.

Depends where the door opens!

[GT03ROB]

Unfortunately 27 viewings with only 1 offer suggests to me it's overpriced.

[Beetnik]

In a small room such as bedroom three it's difficult to visualise what it would be like with furniture in and my take is that viewers think it won't take a bed.

I'd furnish it so they're not left wondering.

[StuTheGrouch]

PositronicRay said:

StuTheGrouch said:

grumbledoak said:

If you physically cannot get a double bed in it, it's not a bedroom.

A double bed is 1.91 m long. It would fit.

Depends where the door opens!

Doesn't matter surely? If the room is 2 x 2 m then the bed will fit either way.

[Kermit power]

I suppose when all three bedrooms are that small, maybe people subconsciously assume that they can't actually all be that small, especially in a detached house, and therefore tell themselves that all three are actually a decent size? Those sizes are basically two decent-sized single bedrooms and a box room, so I'd imagine the market for it is going to be pretty limited.

This is why new build show homes have small furniture made specially for them. Normal rooms look bigger with no furniture in them, but new build rooms look tiny, so they need the trompe l'oeil effect of doll's house furniture.

[grumbledoak]

Internet tape measures aside, I suspect a lot of people are looking at room 3, thinking "This is a two bedroom house", and not wanting to pay the asking price as if it had three bedrooms.

What does the evidence say?

[hyphen]

How does the house compare to what else is on the market from a room size point of view? If everything else is same size and similar price then don't worry too much.

If you have a 4% under offer already, then hang tight and should get another.

Shame you didn't take that one though, I would have priced like selling a car where buyer expects to get a bit off and everyone leaves happy.

[TLandCruiser]

I would have took the 4% offer too,

[Rosscow]

Easy to say take the offer in hindsight, but as the OP has said, if it had only been on for a short time and you had loads of further viewings booked in then you'd probably expect something nearer to asking price.

I'd give it a bit longer, OP.

[dogz]

What have properties similar to yours sold for recently?

People often think their house is worth more than it is and reject fair offers. Everyone wants to do a deal and 4% seems fair enough to me - but obviously I've not seen the property so can't be objective

Are the measurements also in feet and inches? I know its old school but I get frustrated when its only in meters as I can't be arsed multiplying everything by 3.3333

For a smallish house B1 and B2 aren't too bad. B3 is typical and should really be marketed as a single or office or nursery space

I'd say your house caters for a couple or young family with one child. If you are getting bigger families round then your agents is just pushing people round who are unsuitable

[MitchT]

OneTwo said:

Do potential buyers actually look at the property details?

I certainly do. I have a specific idea of the dimensions I want for rooms and certainly wouldn't view something that didn't meet my minimum spec. Photos are useful but I'd sooner see a floor plan with metric dimensions, including dimensions of the garage, than photos, if I had to choose.