Help - House for Sale in Killorglin Kerry

doteen

I'm selling my house privately in Killorglin Co Kerry, have it up just over 2 months & not receiving any interest at all. I'm selling as we want to relocate nearer to our families. Any houses that I've looked at for sale out of interest are all done through the estate agent. Would it really be worth my while selling with the estate agent and not privately. The reason we decided to sell privately is to cut out all the costs & fees etc the estate agent charges.

I've the house up for sale on the norm websites that you can use as a private seller. But I've read so much on selling privately and it seems Irish people feel uncomfortable buying directly through the seller & dealing directly with them along with all the other issues involved. Dealing with estate agents cuts all this out. I know I'd prefer to deal directly with the seller and cut out the auctioneer but I know that just me then. Its so hard to know what to do.

Any advice would be great.

Rasmus

doteen wrote: »

I'm selling my house privately in Killorglin Co Kerry, have it up just over 2 months & not receiving any interest at all. I'm selling as we want to relocate nearer to our families. Any houses that I've looked at for sale out of interest are all done through the estate agent. Would it really be worth my while selling with the estate agent and not privately. The reason we decided to sell privately is to cut out all the costs & fees etc the estate agent charges.

I've the house up for sale on the norm websites that you can use as a private seller. But I've read so much on selling privately and it seems Irish people feel uncomfortable buying directly through the seller & dealing directly with them along with all the other issues involved. Dealing with estate agents cuts all this out. I know I'd prefer to deal directly with the seller and cut out the auctioneer but I know that just me then. Its so hard to know what to do.

Any advice would be great.

A private sale wouldn't put me off, an overpriced house or no value for money would. I am not saying your house falls into those catagories, but have you looked at all aspects of the sale? Like is it the best presented house in Killorgan (or on your street if it's a big town), the best value house, the best priced for the size?

D3PO

if its priced right it will sell EA or privately. if you have had zero interest fact is its overpriced

RATM

It wouldn't bother me to view a house that was for sale privately. But where I'd be wary is of the seller having an unrealistic idea of its value and hence too high an asking price, which could be why your place doesn't draw interest.

I suppose that is where an estate agent comes in useful, especially in a falling market- they know what similar houses locally have actually sold for and can relay that information which will then serve to manage your expectations on what price is realistically achievable. But nowadays you have the property price register so there is no reason to be over pricing yourself as you have the required information.

If an owner is emotionally attached to a property they will naturally place a higher value on it than a buyer who has only just walked in the door for the first time. Your task is to price it from the buyers perspective, otherwise it is not likely to get much interest at all.

There are other things to be mindful in selling it yourself- paying a professional photographer who specialises in real estate to take pictures for use in online ads can be worth its weight in gold in terms of viewings.

cameramonkey

doteen wrote: »

I'm selling my house privately in Killorglin Co Kerry, have it up just over 2 months & not receiving any interest at all. I'm selling as we want to relocate nearer to our families. Any houses that I've looked at for sale out of interest are all done through the estate agent. Would it really be worth my while selling with the estate agent and not privately. The reason we decided to sell privately is to cut out all the costs & fees etc the estate agent charges.

I've the house up for sale on the norm websites that you can use as a private seller. But I've read so much on selling privately and it seems Irish people feel uncomfortable buying directly through the seller & dealing directly with them along with all the other issues involved. Dealing with estate agents cuts all this out. I know I'd prefer to deal directly with the seller and cut out the auctioneer but I know that just me then. Its so hard to know what to do.

Any advice would be great.

As people are saying here you can sell anything at the right price, so if you are getting no interest it is over priced. Pitch it at what ever price it will sell for and be realistic.

You can also get a few estate agents to look at it and give you a guide price. You dont have to employ them but get the benefit of what they think your house is worth. Pitch it at the lowest price that they give you not the highest because often they will give you a price higher then they can get because they want your business.

doteen

Thanks for the advice. I understand about overvaluing the house, but I've looked at all that and we actually are not overpricing it. Done all the research and its at the right price. Also I suppose so many houses for sale too now.

D3PO

doteen wrote: »

Thanks for the advice. I understand about overvaluing the house, but I've looked at all that and we actually are not overpricing it. Done all the research and its at the right price. Also I suppose so many houses for sale too now.

What research have you done to figure you are pricing it correctly ? The fact is you havent if you had it priced correctly you would at least have had interest.

doteen

I've taken the price of recently sold houses in the area including in my estate and based it on that.

flintash

Well lads, its Kerry, not Dublin. I'd say give another couple months, see how it goes. By the way, is there way to post the link here? Potential buyer D3PO might get interested

D3PO

doteen wrote: »

I've taken the price of recently sold houses in the area including in my estate and based it on that.

so you have just picked an arbitrary number sase don some other house sales with no knowledge of their condition, if they had extensions, etc and jsut based your price on this ?

Let me guess you just picked the highest of those sale prices or the average plus a bit and put it up. Not that simple.

doteen

D3PO that is incorrect. I have based it all on what other houses have sold for in my area and even in my estate & have not taken the highest or the average. I know the condition of these houses too and do realise also that every house for sale is different regardless. Thanks for the advice though.

Rasmus

How long did it take similar houses on your estate to sell?

TheDriver

i sold my house privately by putting an ad on daft and sticking sign outside. It sold before others in the estate. People who came to visit commented on how refreshing it was to deal with someone who knew the house and who was willing to tell the truth about questions asked. It also cut out tyre kickers because they won't view as its not an EA who doesn't care. Also saved myself a few grand on the sale.

However you must price it correctly and also it may be a crap house, sorry but no one can sell a crap house over better ones. or its simply overpriced.

the_syco

Throw up a link to it, and we'll pull it apart if anythings wrong with it?

flintash

TheDriver wrote: »

It also cut out tyre kickers because they won't view as its not an EA who doesn't care. .

Can you please explain me this? Tyres Kickers in house market? Somebody really look at the house without intention to buy?

TheDriver

absolutely, they make be thinking about buying a house but just not yours! I know people who are just looking at everything even though they know the parameters of their search hence tyre kickers...

flintash

Thats not fair view at this. People gonna make probably biggest decision in their lives, hence spend lots of time investigating property market.
You see, buyers do not employ professionals to give fair value of the house. And how you describe fair value? Location is just one part of the pie.
Say for example, houses in my area going for 200k, turn key condition, looked after and so on, but they are out of my budget. Then a house put on sale for 180k liveable and everything . Sounds like a value,ah? There is no way to bring this house to higher standards for price difference, but hey, how would I know there is no value here- I'm not a tyre kicker! I haven't seen other houses, I cannot compare! well, I'm not going to see every half million house for sale in my parish , but calling people tyre kickers in property market is not fair.Then again. it is just a hour of your time, and you will be collecting hundreds of thousands after all.

doteen

Thanks guys for the advice, I'm going to stay with selling privately I won't be changing the price, my house is in fantastic condition, not been biased, but it's true, its a better house than many more in the estate and that I know. We've done so much to it when we bought it as builder's finish. Who knows some millionaire might buy it as a holiday home, which would be ideal as that. We'll just wait and see!!

jenniferalan

Why not post a link to one of your ads?

the_syco

flintash wrote: »

Can you please explain me this? Tyres Kickers in house market? Somebody really look at the house without intention to buy?

Your neighbours, or anyone with a house like yours, will pop in to see how they could improve their house. See how you have your kitchen done up, if you squeezed in an ensuite somewhere, etc. They have absolutely no intention to buy, and may even ask what tradesman did you use for X extension, or Y ensuite.

flintash

I see. I didnt think of that . Well then, damn those tyre kickers

doteen

http://www.daft.ie/1680607

Scortho

flintash wrote: »

Can you please explain me this? Tyres Kickers in house market? Somebody really look at the house without intention to buy?

My mam will view a property at least once a month! It's rediculous at this stage. And we only moved into our new house in 2010! But some people actively enjoy viewing with no intention of buying

Scortho

doteen wrote: »

http://www.daft.ie/1680607

Not trying to be harsh but it doesn't jump out at me as a quarter of million euro house. For the following reasons:
Poor sea view,
Poor garden (as in little/no plants)
In an estate,
Bland decor.
If I was buying this I wouldn't be interested at 250,000. I can buy a house in south dublin for close to that price.

In reality if you've had little or no interest in this, you have to drop the price. And significantly. However if you think you'll get that price, then hold out by all means and you just might get it. But I doubt it. It's a buyers market out there and they are willing to wait for the right house at the right price to pop up. It's not what it's worth 6 years ago, it's what it's worth today.

The_Conductor

doteen wrote: »

http://www.daft.ie/1680607

Having viewed the add- its not a bad house- but I'm puzzled at the price.
I can buy a larger house on the outskirts of Dublin for a lower price (Lucan, Celbridge, Maynooth).
While I appreciate that you think its worth this- at the end of the day its not what you think the property is worth- its what potential purchasers think the property is worth. 250k- based on location alone- is the issue here.

What market are you aiming the property at?
Has the property been independently valued for mortgage purposes lately?
When you say you know the prices that local property has sold for- is this from the Propertypriceregister.ie website- or what are you using as a yardstick?
Have you factored a reduction into these prices for any sold before Christmas (aka before the abolition of Mortgage Interest Relief).

There was a small spurt in sales in Oct/Nov/Dec- as people rushed to complete sales before abolition of MIR. If you missed that boat- you are going to have to reduce prices on those achieved in Oct/Nov/Dec by possibly as much as 5-10% (prices resumed the falls in Q4 2012, and Jan 2013 in any event- so its a fact that you're chasing the market downwards).

Personally- if I was interested in buying in Kilorglin- I wouldn't bother even viewing based on the asking price to be honest. When I'm looking at houses in particular areas, I have price ranges in mind- and enter them on Myhome.ie and see what the results come back with. Your property wouldn't feature, based on the asking price.

Actually having looked at Knocklyne Killorglin on Propertypriceregister.ie I can only see one solitary 2012 sale- 5 Knocklyne Close for 114k. I can't see any 2013 sales in Killorglin whatsoever.

Its a bad market- and you're asking for top dollar.
Does not compute.

jenniferalan

May I suggest that you rethink the photos on the ad. If you got a professional photographer to do few shots it would sell the house better. Also remove stair gate and the ones in sitting room around fireplace and tv

Gosub

I'm currently searching for a country property, albeit in the south-east. I wouldn't even consider viewing at that figure. I would expect a house in an estate to have a pricetag in the region of 150K. Your house looks lovely, but I wouldn't pay that for it, or even close. Remember, this is from a potential buyer.

I agree with the advice offered re the child guards. Remove them for the pictures. A potential buyer may not have young kids and can't see the house as it would be if they bought it.

Zulu

Putting the price issue aside, take new photos.

Remove all child gates etc (they make the rooms appear smaller)
Take new pictures of the garden

The shadows across your garden do not make it inviting. It appears cold and unwelcoming. Retake photos when the shadows aren't a prominent.

Retake interior photos. And post photos of all the rooms from different angles. Why limit the photos?
The photo of the room with the fire is all dark (due to sunlight in the window), no one can see.

If you are going to sell this yourself - come on, get the basics right.

The Dagda

Are you going to value it at 250k for the household tax?

D3PO

doteen wrote: »

Thanks guys for the advice, I'm going to stay with selling privately I won't be changing the price, my house is in fantastic condition, not been biased, but it's true, its a better house than many more in the estate and that I know. We've done so much to it when we bought it as builder's finish. Who knows some millionaire might buy it as a holiday home, which would be ideal as that. We'll just wait and see!!

This is the exact attitude that will stop you from ever selling this house. Sorry mate but this house isnt worth 250k or close to it. No wonder you haven't had any viewings

whippet

OP ... The last house sold in that area according to the property price register was sold for €195k ... That was back in 2011 !!!

House prices have dropped since then, I would suggest you revise your research methods as to what asking price to set.

I would estimate a max asking price of about €180k and expect about €170k as a decent price..

An estate agent would probably have given you better advise as to what price to ask and saved you all this wasted time.

whippet

actually on second thoughts, here is a rental for a 5 bed in the same area; I would deem this to be a nicer house mind you. Renting for €700 per month; http://www.daft.ie/searchrental.daft?id=1296595 using the rental yield method of valuing a house (monthly rent x 12 x 15) it would give a value of €126,000

€150k is about the market value of your house. While you might not agree, its the reality and the longer you keep the head in the sand the worse it will get.

sadie9

I would never buy a house from a private seller.
If they are trying to save like 2-3k on seller's fees then they won't be negotiating on the price of the house. And most likely will be unrealistic and possibly unpleasant and difficult to deal with. It's very very difficult to discusss money when both parties are very emotionally involved. Get an estate agent, use the best most successful one in the area and just cough up the fee and get over it. They are experienced negotiators and when it comes to wringing another 5k or whatever out of buyers they are the guys to do it. There is a hell of a lot more to negotiations than someone making an offer and the seller deciding to take it or not. Also the sale process, managing traffic between solicitors etc itself is a right pain to manage and the estate agents look after all that stuff. There are a lot of great holiday houses in Kerry that are very expensive but there are a lot of mundane, nothing to write home about family houses also and yours falls into the latter category. However, Killorglin is a great town and has a more going for it that a lot of Kerry towns further inland. There are also some good employers in the area. You will sell it, you just need to get the estate agents in. good luck with it.

Gosub

sadie9 wrote: »

I would never buy a house from a private seller.
If they are trying to save like 2-3k on seller's fees then they won't be negotiating on the price of the house. And most likely will be unrealistic and possibly unpleasant and difficult to deal with. It's very very difficult to discusss money when both parties are very emotionally involved. Get an estate agent, use the best most successful one in the area and just cough up the fee and get over it. They are experienced negotiators and when it comes to wringing another 5k or whatever out of buyers they are the guys to do it. There is a hell of a lot more to negotiations than someone making an offer and the seller deciding to take it or not. Also the sale process, managing traffic between solicitors etc itself is a right pain to manage and the estate agents look after all that stuff. There are a lot of great holiday houses in Kerry that are very expensive but there are a lot of mundane, nothing to write home about family houses also and yours falls into the latter category. However, Killorglin is a great town and has a more going for it that a lot of Kerry towns further inland. There are also some good employers in the area. You will sell it, you just need to get the estate agents in. good luck with it.

Are you suggesting here that an agent will be able to sell a house well above the level that the market is willing to pay, or that the house will sell at a realistic figure?

the_syco

doteen wrote: »

http://www.daft.ie/1680607

Retake the 1st picture on a sunny day with a blue sky, as that looks depressing.

monkeysnapper

I really don't think you will get that price up there to be honest. The houses that are opposite yours are a much bigger house and I remember when they were first built they were going for 190 k as a builders finish. I also happen to know they have had a real hard time getting the landscape And road finished up there.

I was up there about a year ago and I really feel the whole estate has a depressing feel to it . I'm really not trying to wind you up. We were looking at buying the ones in front of you but the price went up to much in end, and that was 200k back in 2005

I agree that 180 , 190 is most you will get but I wish you luck.

Rasmus

doteen wrote: »

We've done so much to it when we bought it as builder's finish.

There's your problem right there. It doesn't matter what you put into it - you have to price your house according to the current value. Looking at the pics one thing jumps out at me right away - those baby gates everywhere! Maybe put up different pics at this point to attract some interest, but photos that allow people to imagine what they could do with the house when they buy it.
I am sorry to break it to you though, if I was looking for a house of this kind in this area, I would be offering 100K less.

For some perspective, for 150 more (which they probably won't get as it has been up for 46 days) is this place with amazing views:

http://www.daft.ie/searchsale.daft?id=499052

monkeysnapper

Rasmus wrote: »

There's your problem right there. It doesn't matter what you put into it - you have to price your house according to the current value. Looking at the pics one thing jumps out at me right away - those baby gates everywhere! Maybe put up different pics at this point to attract some interest, but photos that allow people to imagine what they could do with the house when they buy it.
I am sorry to break it to you though, if I was looking for a house of this kind in this area, I would be offering 100K less.

I think 100k less is a bit over the top but when they were new they were selling for 150 , correct me if I'm wrong , that's 150 builders finish but I agree you have to price at the current market and not what you've personally put into it .


Just so you know I'm not just being mr nasty. We bought our new house for 190 as a builders finish in 2005 and they were selling for 220 same a year later and some that were finished made 285. now would I value mine at that 285. Not a hope. I'd value my house now at 180/170 maybe a small bit less again.

Rasmus has a point . Look at that house in glencar , fab house. And I've seen a few more lately around area for 300 that are superb value for money when you think of what they would have made in the boom time .

olcod

Rasmus wrote: »

There's your problem right there. It doesn't matter what you put into it - you have to price your house according to the current value. Looking at the pics one thing jumps out at me right away - those baby gates everywhere! Maybe put up different pics at this point to attract some interest, but photos that allow people to imagine what they could do with the house when they buy it.
I am sorry to break it to you though, if I was looking for a house of this kind in this area, I would be offering 100K less.

For some perspective, for 150 more (which they probably won't get as it has been up for 46 days) is this place with amazing views:

http://www.daft.ie/searchsale.daft?id=499052

That place is stunning alright but in the arse end of nowhere very bleak in winter, nearest shop about 30 mins away by car, probably why its not being viewed.
OP...sorry but your property was worth that at the hight of the boom, realistic 2013 price around the 115k, not a hope would you get anywhere near asking. Best of luck anyway, god loves a trier hey

Rasmus

olcod wrote: »

That place is stunning alright but in the arse end of nowhere very bleak in winter, nearest shop about 30 mins away by car, probably why its not being viewed.
OP...sorry but your property was worth that at the hight of the boom, realistic 2013 price around the 115k, not a hope would you get anywhere near asking. Best of luck anyway, god loves a trier hey

Yeah not an accurate comparison really but my point was to show what's available! In any case, I don't want to derail the thread with it, sorry!

D3PO

monkeysnapper wrote: »

I think 100k less is a bit over the top but when they were new they were selling for 150 , .

completely irrelevant. What they sold for historically has no bearing on the market. Its worth what its worth, and it is worth 130 - 150k based on rental yield, and more importantly the local market.

As SMCarrick has pointed out earlier. Another house in the estate sold for 120k last year and the op is looking for 250k hes delusional.

Delusional sellers will never sell weather privately or via an EA. If something is priced correctly it will sell simple as.

olcod

Rasmus wrote: »

Yeah not an accurate comparison really but my point was to show what's available! In any case, I don't want to derail the thread with it, sorry!

Your dead right, its a buyers market out there at the moment, in the process of buying a place myself at the mo, was up for 240k three years ago and our offer of 100k was excepted just before xmas, buyers market ! . I really do feel for people who are trying to sell now after purchasing during the boom.

D3PO

sadie9 wrote: »

I would never buy a house from a private seller.
If they are trying to save like 2-3k on seller's fees then they won't be negotiating on the price of the house. And most likely will be unrealistic and possibly unpleasant and difficult to deal with. It's very very difficult to discusss money when both parties are very emotionally involved. Get an estate agent, use the best most successful one in the area and just cough up the fee and get over it. They are experienced negotiators and when it comes to wringing another 5k or whatever out of buyers they are the guys to do it. There is a hell of a lot more to negotiations than someone making an offer and the seller deciding to take it or not. Also the sale process, managing traffic between solicitors etc itself is a right pain to manage and the estate agents look after all that stuff. There are a lot of great holiday houses in Kerry that are very expensive but there are a lot of mundane, nothing to write home about family houses also and yours falls into the latter category. However, Killorglin is a great town and has a more going for it that a lot of Kerry towns further inland. There are also some good employers in the area. You will sell it, you just need to get the estate agents in. good luck with it.

Whilst I understand your thought process respectfully I believe your wrong. I will never use an EA to sell a house.

Why would I pay somebody to do something I can do myself ? Its not about being realistic or emotional about the house its about not wasting money on something I don't need.

Likewise Id never trade a car in at a garage id sell it privately. I'm not interested in paying for the convenience of it, that doesn't mean I will sell at an unrealistic level but id rather sell at the market value rather than the market value minus commission.

Whilst yes there is negotiation involved the key aspect of this process begins before you or anybody else looks at a house and thats the setting of the asking price.

Weather I'm selling privately or via an EA I'm saying hey Ive got this house I want to sell this is what I'm asking for it. You as a buyer know from that weather its in your financial area of interest and know weather its worth then viewing and making an offer.

To suggest that a private seller who would price a house at a realistic level would be too emotional to negotiate with a buyer is just illogical. You weed out the emotional sellers by asking price. This OP fits into that category so you wouldnt view, but hes no different than a seller who overprices with an EA.

TheDriver

I concur with others here, its overpriced. Also the stuff you put in doesn't look anything better than other houses even though you might have paid top dollar for it e.g. flooring looks normal, kitchen looks normal so your extra money isn't evident. And its Killorglin so prices are cheaper there.
Take better photos. Theres much better angles for taking rooms to make them look bigger and child gates are terrible. Kitchen looks tiny in the photo, gloomy outside, park few cars in front to give impression of lots of space, and also what view is out the front.

If you personally value everything you put into the house, you won't sell as you will think everything is worth the same money as you put into it. Its like buying a car for 20k and expecting it to be worth 18k after 3 years.
Reality is harsh I'm afraid and I feel for you but the reasons for no interest are obvious

P.S. had a look on google maps and I would not be impressed with the open plan fronts to be honest, had issues with it in the past where all the neighbours kids loved cycling through "my front" especially my garden and also hitting the car.

monkeysnapper

D3PO wrote: »

completely irrelevant. What they sold for historically has no bearing on the market.

I was just drawing on local knowledge that house was 150 new, I also said that didn't matter what money was put into house ,that it was market value. Now I didn't check market value out on thoughts houses lately so maybe it is worth 100 k less than op is valuing it at

D3PO

monkeysnapper wrote: »

I was just drawing on local knowledge that house was 150 new, I also said that didn't matter what money was put into house ,that it was market value. Now I didn't check market value out on thoughts houses lately so maybe it is worth 100 k less than op is valuing it at

rental yield of similar in the area puts the house value at circa 150k.

Property price register of all sales in Knocklyne of which there are very few which in itself indicates a poor market, show the OP way out of kilter with reality.

Now granted prices don't indicate how many beds in the other houses sold but none have gone for anywhere close to 250k. Max sale achieved 211k last sale achieved 116k

Fact is the place is overpriced. I and others called that before the OP even posted details on the price wanted or the link.

Its overpriced, the decor (in my opinion and i don't mean to cause the op offense looks dated) I really cannot see a single cent of the ops apparent investment in the place.

the photos are poor (front picture taken on a dull day with paths wet hardly appealing, the child guards look terrible and unappealing, not every room is photographed, shadows on the back garden pics, poor photo angles not showing full rooms off, no floor plans.

By all means sell on your own but don't be surprised if you get no bites when you price unrealistically and market it badly

the_syco

doteen wrote: »

http://www.daft.ie/1680607

1st photo; dull
2nd photo; get rid of the child gaurd and mat
3rd photo; needs a wider shot during a nicer day
4th photo; I can't see anything, and wonder what you are hiding.
5th photo; nice shot. would look better if the the camera was held in line with something (wall, bed, etc) so it's not crooked looking
6th photo; needs a wider shot, and also it's crooked
7th photo; oh back downstairs now? better lighting than the 4th photo, but needs a wider shot
8th photo; less dull than the front, but a blue sky would be nice
9th photo; looks very good. maybe take the shot when the shadow of the house is not there?
10th & 11th photos; good shots, but again, a photo with no shadow would look better

Light is everything. You want to make the house look brighter, as bright houses are appealing. If someone is looking at places, a dull overpriced house will get skipped, but a nice looking house over their budget will still get looked at.

The inside photos look like you just went around and took photos. You want to appeal to people, so get someone who has a proper camera to take shots (they can take in more light, which make the house look better), and stage all the shots, minus any baby gear. You do not want to tell a new couple "you need a new gate here, here, and there, and over here as well...".

Finally, take them in some order. Outside front, outside back, inside, then upstairs, so that the person will have an idea of the layout.

Photos missing;
Walk in Wardrobe off Master Bedroom with radiator
Bathrooms
Ensuite bathroom (this could be a dealbreaker to a family with kids)
Picture of rear shot from within a bedroom to show off the view. Sunny blue sky mandatory.

RATM

whippet wrote: »

actually on second thoughts, here is a rental for a 5 bed in the same area; I would deem this to be a nicer house mind you. Renting for €700 per month; http://www.daft.ie/searchrental.daft?id=1296595 using the rental yield method of valuing a house (monthly rent x 12 x 15) it would give a value of €126,000

€150k is about the market value of your house. While you might not agree, its the reality and the longer you keep the head in the sand the worse it will get.

I was just going to post the same thing, except this house for €700 a month- what a cracker for that money !
http://www.daft.ie/searchsale.daft?id=680607

OP I too would put a value of €150-160k, max €165k in the current market. That works out just below €1,000 per sqm which in this market is about right for a house that is in a rural area and not near to a major center of employment like Cork, Limerick.

I know that's not what you want to hear but the above calcultation is how much an investor would value it at based on the rental income it can achieve. An owner occupier would typically put a higher value on it than an investor but not by much.

Finally I'll echo what others said about the photograpphy and look of the house. A professional photographer which experience in shooting real estate is a must. The two main things affecting your lack of viewings is the price and the pictures.

cameramonkey

I would just say that you should use a wide angle lens. The lens you are using makes the place look small. Having said that you need to be realistic about your price.

doteen

Monkeysnapper, place is finished. Each to their own about the houses but the bigger houses across from us are very different to mine and are only looking into the back of another estate. I've got the fabulous view that everyone is always talking about when they visit, and I'm not just saying that cause I live here. You won't get that anywhere else in Killorglin if you live in an estate.

doteen

the syco, thanks for all that advice, must get down to work on changing the photos all the advice helps.