House Advert/Sales Strategy Critique
Discussion
I’d value PH’s feedback on my house ad and sales strategy. My experience is that estate agents add little value and introduce a layer of Chinese whispers to feedback and negotiations, plus I am always inclined to DIY things, so I opted to use a DIY/online agent, Visum. I'm amazed they’re not better known/it’s not a more common approach, since it’s so relatively cheap, but this isn’t an advert for them as it hasn’t worked for me!
I have a 70s 5-bed detached, with slightly quirky upside-down layout, a huge PH-worthy garage(!), good garden and views, on a desirable street in a good village, but on the outskirts of Rotherham which has good and bad points. So it’s a large/expensive house for the immediate area, though it’s very cheap and offers a lot of positives compared to equivalents a few miles away over the Sheffield border.
I had 4 agents to value it and they gave an enormous range of valuations of between £340k and £430k. Zoopla’s algorithm gives a value of about £400k, but presumably that’s largely based on its last recorded sale price (to me 10 years ago - which was a bargain and before numerous improvements). Meanwhile, a couple of neighbours sold very quickly, so I was emboldened to go high and go DIY, but it hasn’t worked out for me so far.
I’ve only had a handful of viewings in 3 months. The feedback has been generally positive, some wanting open-plan which we don’t have, but no other meaningful feedback. I’ve reduced it twice, but although that gives a spike in Rightmove clicks for a while, as does posts on local FB groups, it didn’t translate to viewings. I guess the key is to get people through the door and falling for the place, which currently I’m failing to do.
So is it: price, time/a limited market (expensive/big house in a cheap area), or the DIY agent putting folk off?
Needless to say the local agents say it’s the online agent at fault. But I’m actually also selling a relative’s house currently and am using a traditional agent for that since I’m not local to host viewings, but in many ways I prefer Visum since I get the direct contact and the Rightmove performance stats. That said, there is a layer of friction with Visum in that if you call the number or ‘ask for details’ on RM, you end up having to fill in Visum’s online form and semi sign-up to their GDPR stuff and so forth, versus just talking to someone at a conventional agent. Plus I guess past viewers would be blunter/more forthright in their feedback to agents than they are direct to me.
So any constructive criticism on my ad/pics would be welcome please, and any thoughts on the price/time/agent conundrum too.
Rightmove Link
Zoopla Link
I have a 70s 5-bed detached, with slightly quirky upside-down layout, a huge PH-worthy garage(!), good garden and views, on a desirable street in a good village, but on the outskirts of Rotherham which has good and bad points. So it’s a large/expensive house for the immediate area, though it’s very cheap and offers a lot of positives compared to equivalents a few miles away over the Sheffield border.
I had 4 agents to value it and they gave an enormous range of valuations of between £340k and £430k. Zoopla’s algorithm gives a value of about £400k, but presumably that’s largely based on its last recorded sale price (to me 10 years ago - which was a bargain and before numerous improvements). Meanwhile, a couple of neighbours sold very quickly, so I was emboldened to go high and go DIY, but it hasn’t worked out for me so far.
I’ve only had a handful of viewings in 3 months. The feedback has been generally positive, some wanting open-plan which we don’t have, but no other meaningful feedback. I’ve reduced it twice, but although that gives a spike in Rightmove clicks for a while, as does posts on local FB groups, it didn’t translate to viewings. I guess the key is to get people through the door and falling for the place, which currently I’m failing to do.
So is it: price, time/a limited market (expensive/big house in a cheap area), or the DIY agent putting folk off?
Needless to say the local agents say it’s the online agent at fault. But I’m actually also selling a relative’s house currently and am using a traditional agent for that since I’m not local to host viewings, but in many ways I prefer Visum since I get the direct contact and the Rightmove performance stats. That said, there is a layer of friction with Visum in that if you call the number or ‘ask for details’ on RM, you end up having to fill in Visum’s online form and semi sign-up to their GDPR stuff and so forth, versus just talking to someone at a conventional agent. Plus I guess past viewers would be blunter/more forthright in their feedback to agents than they are direct to me.
So any constructive criticism on my ad/pics would be welcome please, and any thoughts on the price/time/agent conundrum too.
Rightmove Link
Zoopla Link
I'm far from an expert, and not trying to offend, but I don't like the very first photo, it's too high up for me, I'd like something a bit more 'street level' as the very first pic, the main reason to click on your advert.
And some dimensions on the rooms on the floorplans would help.
They were the two immediate things that sprang to my mind when taking the ad at face value.
Price seems reasonable, the rest of the photos look good and the house looks nice and clean, uncluttered and well presented.
I have no idea if the upside down layout limits it's overall appeal, but guess it might.
Edit to add: Good luck with the sale! I'm of a similar mindset and I sold with Yopa last year and pretty much managed the whole sale myself, hosted viewings and direct communication with buyers etc, so that wouldn't phase me at all.
And some dimensions on the rooms on the floorplans would help.
They were the two immediate things that sprang to my mind when taking the ad at face value.
Price seems reasonable, the rest of the photos look good and the house looks nice and clean, uncluttered and well presented.
I have no idea if the upside down layout limits it's overall appeal, but guess it might.
Edit to add: Good luck with the sale! I'm of a similar mindset and I sold with Yopa last year and pretty much managed the whole sale myself, hosted viewings and direct communication with buyers etc, so that wouldn't phase me at all.
Edited by Gary29 on Tuesday 24th June 15:01
Thanks - don't worry about offending - that's useful feedback. The reason I chose the drone pic first is I thought it helps capture the size of the house, whereas the front views can make it look like a bungalow. But I agree with your sentiment and will try to get something better. They say switching the lead photos periodically is helpful anyway. I'll update the floorplan too - cheers.
You're in a bit of a perfect storm.
https://www.theguardian.com/business/2025/jun/16/u...
Loads of uncertainty economically/financially, people struggling with CoLC, stamp duty soared again after April, Rachel from Accounts seems to be struggling to make the numbers work so there's talk of them having no choice but to tax more etc...
I'm looking to buy at the moment but the number and quality of properties on the market mean I can be selective. Just looking at a few of the properties today show one reduced from £550k > £500k since March, another dropped £25k (from £435k to £410k) since last week, a third one reduced £25k (from £525 > £500k) since last month, one's reduced from £500k > £475k since Feb...
Everything has a price; if you lower yours enough, it'll sell. You might be stuck on thinking it's worth more than others think it is, hence the lack of interest? And as you mention, if yours is one of the highest-priced in the area then someone has to really want the property over and above a less-appealing but cheaper property nearby.
Edit: looking at the photos, I'd try re-taking them with a wider angle lens and from slightly lower down (maybe chest-height) as it feels like I'm perched in the upper corner of a ceiling in some pics..! Ideally use a tripod so they're all at the same height?
Other than that the place looks well-presented for sale so kudos on that. Agree on the cots - could you stick them outside while taking the pictures?
https://www.theguardian.com/business/2025/jun/16/u...
Loads of uncertainty economically/financially, people struggling with CoLC, stamp duty soared again after April, Rachel from Accounts seems to be struggling to make the numbers work so there's talk of them having no choice but to tax more etc...
I'm looking to buy at the moment but the number and quality of properties on the market mean I can be selective. Just looking at a few of the properties today show one reduced from £550k > £500k since March, another dropped £25k (from £435k to £410k) since last week, a third one reduced £25k (from £525 > £500k) since last month, one's reduced from £500k > £475k since Feb...
Everything has a price; if you lower yours enough, it'll sell. You might be stuck on thinking it's worth more than others think it is, hence the lack of interest? And as you mention, if yours is one of the highest-priced in the area then someone has to really want the property over and above a less-appealing but cheaper property nearby.
Edit: looking at the photos, I'd try re-taking them with a wider angle lens and from slightly lower down (maybe chest-height) as it feels like I'm perched in the upper corner of a ceiling in some pics..! Ideally use a tripod so they're all at the same height?
Other than that the place looks well-presented for sale so kudos on that. Agree on the cots - could you stick them outside while taking the pictures?
Edited by Funk on Tuesday 24th June 16:08
Don’t know much about the area but looks like a massive council estate few streets behind your place, and over the fields a waste recycling centre. Would put me off instantly. You say you went High with the price, it could be that the area isn’t as desirable as you think and it needs dropping further. The EA suggested quite a range in values which perhaps reinforces this…
Wouldn’t bank on fields staying indefinitely so buyers may be concerned fields will become more housing.
Friends parents also have an upside down house they’re trying to sell for the past 18 months - absolutely no interest in it despite price drops.
Bedroom 2, what width is that? Thought a room had to be at least 2 metres wide to be considered a bedroom, and doesn’t look to meet that criteria so you’re down to 4 bedrooms and a store room…
Photos aren’t great, could do better there.
Wouldn’t bank on fields staying indefinitely so buyers may be concerned fields will become more housing.
Friends parents also have an upside down house they’re trying to sell for the past 18 months - absolutely no interest in it despite price drops.
Bedroom 2, what width is that? Thought a room had to be at least 2 metres wide to be considered a bedroom, and doesn’t look to meet that criteria so you’re down to 4 bedrooms and a store room…
Photos aren’t great, could do better there.
Funk said:
You're in a bit of a perfect storm.
Edit: looking at the photos, I'd try re-taking them with a wider angle lens and from slightly lower down (maybe chest-height) as it feels like I'm perched in the upper corner of a ceiling in some pics..! Ideally use a tripod so they're all at the same height?
This was my thought. It is well presented, but a pro photographer would make those rooms look better in the pics. Edit: looking at the photos, I'd try re-taking them with a wider angle lens and from slightly lower down (maybe chest-height) as it feels like I'm perched in the upper corner of a ceiling in some pics..! Ideally use a tripod so they're all at the same height?
Slightly pernickety photography points :
- I'd have removed the coats from the hall when taking the hall shots.
- I'd also have removed the kids furniture / flooring from that room when taking those pics.
- And the kids bath toys / towels - basically if it's not nailed down, take it out while photgraphing that room.
- First upstairs hall shot is too low down. I'd probably just delete this one - the other shots cover that space.
- Declutter the dining room for the photo - just move all the trinkets out (e.g. those on the mantel piece) and remove the table cloth / stuffed animal on the floor while taking the pics
- Car on the drive - remove
I'd also agree that the floorplan would be better with some sqm + sqft numbers on it. And a better first pic would be nice. Can you not get into that field further away from the house and get a better front on shot ?
Why does the Rightmove street view link drop you many, many yards away from the house?
I've seen this happen before but don't understand why they can't copy and paste the link correctly.
https://www.google.com/maps/@53.4473646,-1.3738348...
I've seen this happen before but don't understand why they can't copy and paste the link correctly.
https://www.google.com/maps/@53.4473646,-1.3738348...
I think the price is fine and it looks in nice condition. My feedback what s going on with the bedrooms? Floorplan only shows 4 split over 2 floors which will instantly put off anyone with kids you want to be all sleeping on the same floor. The pictures show beds and cots everywhere! How many kids do you have? Plenty of cots and beds to configure it as the 5 bedroom house you are selling.
Then the description is suggesting six! Bedrooms. It’s either 4, 5 or 6.
Then the description is suggesting six! Bedrooms. It’s either 4, 5 or 6.
Edited by BoRED S2upid on Tuesday 24th June 16:03
I m not a million miles away in Hemingfield - probably the biggest house in the village. We moved in September - the house was advertised for about 3 years before we bought it, we paid £100k less than it first went on for, to give you an idea of what prices in the area are like.
Agree with the people who said the pics aren’t great.
Agree with the people who said the pics aren’t great.
My first gut reaction from the photos is that for the size of house its quite tightly penned in by the neighbours.
The rooms also look pretty small and not helped by the way many have loads of furniture in them making them seem very crowded. This makes all the bedrooms seem smaller than they are.
I'd also agree with the others that the photos arent great quality either.
The rooms also look pretty small and not helped by the way many have loads of furniture in them making them seem very crowded. This makes all the bedrooms seem smaller than they are.
I'd also agree with the others that the photos arent great quality either.
I won’t buy a house to flip if I can’t do a open-plan kitchen diner, it’s a must have for many buyers these days, the fact your dining rooms looks a little tired doesn't help. At the end of the day though, anything sells at the right price, having said that I always use a local agent, I’m not fan of online agents, especially ones you pay upfront as they have no incentive to sell.
Having bought many houses over the years, anyone using a discount online agent is a red flag to me. I can only go off my personal experiences. I'm sure you're a lovely person and not like the sellers I've interacted with, but unless it's our dream house or ridiculously cheap I'll skip past the advert.
There may be others like me, which could be impacting demand.
There may be others like me, which could be impacting demand.
I'm not a cheer-leader for your average EA cos I wouldn't trust them as far as I could throw them but I do think the DIY/on-line house sale options are, in the main, a false economy - especially so with a non-standard house, like yours, ie its not a bog standard house on an estate with 20 similar houses close by. The valuation range you received supports this. If you end up at the bottom of that range going DIY/on-line only you save, what, £3-4k? A regular EA might get you £50k more if they're any good.
Traditional EA's are an easy point of contact for folks potentially interested (we recently tried to view a house via an on-line agent and found it incredibly frustrating, and never actually did a viewing), they should know how to take pics/dress the house or use professional photographer and they will have useful intel on the local market/buyer pool. So, for your house, I question your strategy.
As for the house/pics....it looks like it's been extended/added to a few times and, at least from the outside, looks a bit disjointed. Extensions can put strain on piping, sewerage etc if not done properly and thats a whole world of pain to put right (I do speak from experience here). That might put folk off, so you need to really grad the attention.
The upside down nature of the house wouldn't put me off in the slightest, but I think it does a lot of folk.
Also, I'm not sure the curb appeal is there in the first couple of shots - these are your only chance of getting potential buyers to click for more, and they have to work. Even buying a few hanging baskets/planters with some nice colourful flowers and getting rid of the trailer would be a start at the front.
Suggest you smarten everything up (put away everything that lying about - hosepipe on patio, coats on hangers, towels on rails etc, etc) and take some stuff out of the rooms (esp bedrooms - what's with the cots? even if there's nowhere to put them, take them out of the room, take the pic, and put back) and crop the pics so you're not showing anything that looks odd - what's that to the left of the blossoming tree in pic 33? The kitchen pics are as all the rooms should be - free from clutter and smart.
The ordering of the pics is odd and disjointed too. The first internal is of a bathroom!! I suggest you look at other Rightmove listings and copy the ordering. Bottom line is you're trying to sell a 5 bedroom house. It should look big, bright, spacious and appealing. It doesn't. It looks disjointed, cluttered and dark with no curb appeal.
Hope none of the above causes offence - its definitely not intended. It's just honest feedback that might help. Good luck.
Traditional EA's are an easy point of contact for folks potentially interested (we recently tried to view a house via an on-line agent and found it incredibly frustrating, and never actually did a viewing), they should know how to take pics/dress the house or use professional photographer and they will have useful intel on the local market/buyer pool. So, for your house, I question your strategy.
As for the house/pics....it looks like it's been extended/added to a few times and, at least from the outside, looks a bit disjointed. Extensions can put strain on piping, sewerage etc if not done properly and thats a whole world of pain to put right (I do speak from experience here). That might put folk off, so you need to really grad the attention.
The upside down nature of the house wouldn't put me off in the slightest, but I think it does a lot of folk.
Also, I'm not sure the curb appeal is there in the first couple of shots - these are your only chance of getting potential buyers to click for more, and they have to work. Even buying a few hanging baskets/planters with some nice colourful flowers and getting rid of the trailer would be a start at the front.
Suggest you smarten everything up (put away everything that lying about - hosepipe on patio, coats on hangers, towels on rails etc, etc) and take some stuff out of the rooms (esp bedrooms - what's with the cots? even if there's nowhere to put them, take them out of the room, take the pic, and put back) and crop the pics so you're not showing anything that looks odd - what's that to the left of the blossoming tree in pic 33? The kitchen pics are as all the rooms should be - free from clutter and smart.
The ordering of the pics is odd and disjointed too. The first internal is of a bathroom!! I suggest you look at other Rightmove listings and copy the ordering. Bottom line is you're trying to sell a 5 bedroom house. It should look big, bright, spacious and appealing. It doesn't. It looks disjointed, cluttered and dark with no curb appeal.
Hope none of the above causes offence - its definitely not intended. It's just honest feedback that might help. Good luck.
bennno said:
Photography is pretty bad across the board, the drone photos aren't great as per other comment.
Why do all the bedrooms look cluttered with 5 cots?
Id suggest a professional agent, or failing that at least a professional photographer.
I d second this, I d go as far as to say I d change all the photos as they are at unusual angles and seem very dark. I don’t think the pictures show the garden well either and make the rooms look cluttered. Check out photos from agents and/or for houses in higher price brackets. I also agree with some people regarding the order of photos and dimensions.Why do all the bedrooms look cluttered with 5 cots?
Id suggest a professional agent, or failing that at least a professional photographer.
Edited by Froomee on Tuesday 24th June 16:26
As above the photos are definitely not helping.
I'd remove a lot of the furniture and put it in storage - for example you can't really need the double bed AND the 2 cots in the one room?
While you are at it remove as much as you can, most of the bedroom photos, the first thing I see is clutter. It never ceases to amaze me that people generally can't see potential in houses past the existing decor and furniture, but they clearly can't.
Then redo the photos - get a nice photo of the front from the road, the drone shot could stay, but I'd not use it as the main picture.
Also the description is really poor too - just a bunch of subjective statements.
If I was looking at that house, I'd be thinking that field/view is prime for developement at some point in the near future as well.
If that was in an area I was looking to move to, I think I'd skip it unless there was nothing else on the market that met my needs.
I'd remove a lot of the furniture and put it in storage - for example you can't really need the double bed AND the 2 cots in the one room?
While you are at it remove as much as you can, most of the bedroom photos, the first thing I see is clutter. It never ceases to amaze me that people generally can't see potential in houses past the existing decor and furniture, but they clearly can't.
Then redo the photos - get a nice photo of the front from the road, the drone shot could stay, but I'd not use it as the main picture.
Also the description is really poor too - just a bunch of subjective statements.
If I was looking at that house, I'd be thinking that field/view is prime for developement at some point in the near future as well.
If that was in an area I was looking to move to, I think I'd skip it unless there was nothing else on the market that met my needs.
Edited by Motorman74 on Tuesday 24th June 16:54
I don't think there's anything actually badly wrong with the Rightmove page.
If someone is looking for a house in that price bracket in that area, the RM page should not put them off.
Too many people are using distortive photography which makes the rooms look big supposedly.
As has been noted, no dimensions on the plan is poor, as is the lack of a North Arrow.
And the lack of a square-metres figure.
How many people are viewing the RM page?
Individual houses are hard to value and often slow to sell at the best of times.
You can value a bog standard Barratt house easily and precisely, and sell it to the next person who wants one.
A quirky house needs to find the right buyer, and some buyers will pay better than others.
I've been told that many people search Rightmove with quite tight price brackets, so you are missing anyone who puts £400k to £500k for instance.
It's easy to say Estate Agents are horrible people and don't earn their keep, but the reality is often that buyers are not that good at finding what they want on Rightmove and a good agent pushing the right property to the right buyer can make a big difference.
Especially if your buyer might not be looking in your postcode, but needs/wants to be e.g. accessible to both A1 and M1.
If someone is looking for a house in that price bracket in that area, the RM page should not put them off.
Too many people are using distortive photography which makes the rooms look big supposedly.
As has been noted, no dimensions on the plan is poor, as is the lack of a North Arrow.
And the lack of a square-metres figure.
How many people are viewing the RM page?
Individual houses are hard to value and often slow to sell at the best of times.
You can value a bog standard Barratt house easily and precisely, and sell it to the next person who wants one.
A quirky house needs to find the right buyer, and some buyers will pay better than others.
I've been told that many people search Rightmove with quite tight price brackets, so you are missing anyone who puts £400k to £500k for instance.
It's easy to say Estate Agents are horrible people and don't earn their keep, but the reality is often that buyers are not that good at finding what they want on Rightmove and a good agent pushing the right property to the right buyer can make a big difference.
Especially if your buyer might not be looking in your postcode, but needs/wants to be e.g. accessible to both A1 and M1.
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