19 year mortgage 8itch Posted July 26, 2012 Share Posted July 26, 2012 This came to market three days ago (link below), and it asks a lot of comparative value questions of the Bowdon house above, just a few metres away. Perhaps even why they've been pressured into just reducing the asking price. http://www.rightmove.co.uk/property-for-sale/property-23643477.html I'm sure I've seen that before the last 3 days. Price redux or change of agent? Quote Link to comment Share on other sites More sharing options...
R K Posted July 26, 2012 Share Posted July 26, 2012 (edited) I'm sure I've seen that before the last 3 days. Price redux or change of agent? Me too. I like it. Nice house, appears to have been very well modernised/extended in a pleasant quiet location. Great for the schools, local co-op etc. Bit pricey probably, but like that Hale one that sold 10% under I suspect that wouldn't be far off. Bowdon Vale used to be considered the 'poor relative' but the quality of the two primary schools and Grammar catchment have pulled it up. Good value for the 'long term' at £450k I think. Edit: Just noticed this Externally, the property is approached through wrought iron double gates to a driveway. This block paved area provides off street parking comfortably for two vehicles and is enclosed with laurel and privet hedging. The adjoining property Ashville has access across this area to its own driveway. So may depend who the neighbours are! Edited July 26, 2012 by Banana Monarchy Quote Link to comment Share on other sites More sharing options...
Venger Posted July 26, 2012 Share Posted July 26, 2012 (edited) I'm sure I've seen that before the last 3 days. Price redux or change of agent? Think you're correct, but the ivy or climber plant has since grown from its last listing photographs. The previous listing is still in Zoopla's webcache but will go very soon. Was asking £475,000. Now asking £499,950. Maybe the sellers and their agent in turn took confidence in achieving that price, given that other Bowdon house high asking price. Edited July 27, 2012 by Venger Quote Link to comment Share on other sites More sharing options...
manchester50 Posted July 26, 2012 Share Posted July 26, 2012 I don't like the idea of having to keep my front garden/drive free for neighbours to drive across. Otherwise, for a sale price between 400-450 I don't think it's too bad for the area. Clearly an amount spent on it. Quote Link to comment Share on other sites More sharing options...
Nomadd Posted July 26, 2012 Share Posted July 26, 2012 A whole combination of things seem to be coming together to bring some order back to this market and shake out many sellers who've been holding the market to hostage with their high prices, and occasionally achieving it. The latest GDP figures are going to cause many a chancer some concern, and make buyers wary. Amen to that. I think once the Olympics are over and the focus shifts back to domestic matters things will change rapidly. This came to market three days ago (link below), and it asks a lot of comparative value questions of the Bowdon house above, just a few metres away. Perhaps even why they've been pressured into just reducing the asking price. http://www.rightmove...y-23643477.html Yep, at 90% of asking it starts to look sensible compared to it's peers. But, there's the "falling knife" aspect here. When you look at the garden - nowhere for the kids to play - that £450k, say - may still look a little "mad" in a couple of years time. Still, if someone was under pressure to find something now, it does start to make some sense. Quote Link to comment Share on other sites More sharing options...
Venger Posted July 26, 2012 Share Posted July 26, 2012 I'm sure I've seen that before the last 3 days. Price redux or change of agent? Think you said recently that Watersons has a good photographer for their listings. The pic from the outside is an improvement on the last time it was listed for sale with Jackson Maunders. Quote Link to comment Share on other sites More sharing options...
Venger Posted July 26, 2012 Share Posted July 26, 2012 Amen to that. I think once the Olympics are over and the focus shifts back to domestic matters things will change rapidly. Yep, at 90% of asking it starts to look sensible compared to it's peers. But, there's the "falling knife" aspect here. When you look at the garden - nowhere for the kids to play - that £450k, say - may still look a little "mad" in a couple of years time. Still, if someone was under pressure to find something now, it does start to make some sense. I hope so after the Olympics. Prices reinflated from their 2008/09 lows, so no reason they can't fall back just as quickly. I agree, but it's much better than the tiny yard of the other house on the corner, with its new driveway the developer has put in what was purely all the front garden when they bought it. And the other Bowdon house looks more traditional to purpose, with a 4th bedroom, rather than a 3 bed with new kitchens built in a basement. Quote Link to comment Share on other sites More sharing options...
R K Posted July 26, 2012 Share Posted July 26, 2012 I hope so after the Olympics. Prices reinflated from their 2008/09 lows, so no reason they can't fall back just as quickly. I agree, but it's much better than the tiny yard of the other house on the corner, with its new driveway the developer has put in what was purely all the front garden when they bought it. And the other Bowdon house looks more traditional to purpose, with a 4th bedroom, rather than a 3 bed with new kitchens built in a basement. On street view it appears the rear extension covers both houses. Unusual for two owners to be in a position/desire to have same extension at same time. Am wondering if this was 1 house that's been converted into 2. Would also explain the shared drive. Quote Link to comment Share on other sites More sharing options...
Venger Posted July 26, 2012 Share Posted July 26, 2012 On street view it appears the rear extension covers both houses. Unusual for two owners to be in a position/desire to have same extension at same time. Am wondering if this was 1 house that's been converted into 2. Would also explain the shared drive. Oh yes. I see what you mean about the extension. Having checked extension prices recently, and been taken aback (making me want to buy a house which has already got whatever space I need at a good price, rather than expensive extension later), maybe the neighbours did see a price advantage of doing it at the same time. The would be so many legal assurances I'd require before agreeing to something like that with a neighbour. See what you also mean with shared driveway. Doesn't look so bad compared with other shared drives I've seen. Or possibly as you suggest, could have been one house originally, but unless it's had structural alteration, the front doors are mirrored on either side of each house. Unless that was regularly the case with such larger detached homes. Zoopla has it down as detached, when clearly isn't. Property type: Detached | Tenure: Freehold | Last sale: £254,250 | Sale date: 1st Mar 2004 http://www.zoopla.co.uk/property/york-cottage/ash-grove/bowdon/altrincham/wa14-3eg/25420458 Now I consider school options for Hale (although I don't know catchment details precisely into Bowdon), sometimes I find it less of a case of Hale being over-expensive, although I still think it is, and more of a case that many other areas are totally loopy in comparison. I could understand value in that house in the context of around £400,000 to many a buyer. It's places like Cheadle Hulme, Heaton Moor, even into Sarah's manor in north Manchester, that often shocks me more than Hale with asking prices. Quote Link to comment Share on other sites More sharing options...
19 year mortgage 8itch Posted July 26, 2012 Share Posted July 26, 2012 Oh yes. I see what you mean about the extension. Having checked extension prices recently, and been taken aback (making me want to buy a house which has already got whatever space I need at a good price, rather than expensive extension later), maybe the neighbours did see a price advantage of doing it at the same time. The would be so many legal assurances I'd require before agreeing to something like that with a neighbour. See what you also mean with shared driveway. Doesn't look so bad compared with other shared drives I've seen. Or possibly as you suggest, could have been one house originally, but unless it's had structural alteration, the front doors are mirrored on either side of each house. Unless that was regularly the case with such larger detached homes. Zoopla has it down as detached, when clearly isn't. Property type: Detached | Tenure: Freehold | Last sale: £254,250 | Sale date: 1st Mar 2004 http://www.zoopla.co.uk/property/york-cottage/ash-grove/bowdon/altrincham/wa14-3eg/25420458 Now I consider school options for Hale (although I don't know catchment details precisely into Bowdon), sometimes I find it less of a case of Hale being over-expensive, although I still think it is, and more of a case that many other areas are totally loopy in comparison. I could understand value in that house in the context of around £400,000 to many a buyer. It's places like Cheadle Hulme, Heaton Moor, even into Sarah's manor in north Manchester, that often shocks me more than Hale with asking prices. The adjacent house, bigger plot, looks to have sold for 350k a couple of months later in 2004. Quote Link to comment Share on other sites More sharing options...
needle Posted July 26, 2012 Share Posted July 26, 2012 (edited) Then we've got other sellers in this zombified market seeking new peak asking prices and seemingly getting buyershttp://www.rightmove...y-37962635.html That ones back on now with another 10k off @ £429k. http://webcache.googleusercontent.com/search?q=cache:http://www.rightmove.co.uk/property-for-sale/property-37962635.html Bowdon Vale used to be considered the 'poor relative' but the quality of the two primary schools and Grammar catchment have pulled it up. Ehh... Grammars dont have a 'catchment'. Thats sorta the point. Some crazy prices around atm. Loads of stock and nothing shifting as far as I can see. Noticed the other day an EA has shut up shop on The Downs..... PS - best to use the google cache URL Edited July 26, 2012 by needle Quote Link to comment Share on other sites More sharing options...
R K Posted July 26, 2012 Share Posted July 26, 2012 That ones back on now with another 10k off @ £429k. http://webcache.goog...y-37962635.html Ehh... Grammars dont have a 'catchment'. Thats sorta the point. Some crazy prices around atm. Loads of stock and nothing shifting as far as I can see. Noticed the other day an EA has shut up shop on The Downs..... PS - best to use the google cache URL To get into the grammars you have to have had a good primary ed. To get a good primary ed you have to go to a good primary. To go to a good primary you have to live in catchment. You can spend it on school fees or on your mortgage. One of those you will get back. Quote Link to comment Share on other sites More sharing options...
Venger Posted July 27, 2012 Share Posted July 27, 2012 (edited) The adjacent house, bigger plot, looks to have sold for 350k a couple of months later in 2004. I don't like the idea of having to keep my front garden/drive free for neighbours to drive across. Otherwise, for a sale price between 400-450 I don't think it's too bad for the area. Clearly an amount spent on it. Either do I for that reason. Nor would I like people on foot, perhaps visitors or other people unknown to me, walking over the shared driveway to the other house. The people who live at the house furthest away from the road may on occasion find cars blocked in when the other house has visitors or deliveries. I notice a front gate has been put up, by one or both of the owners, at the entrance closest to the road, since Streetview passed. There are small negatives both sides with the shared driveway there, but nothing to prevent a sale if and when there is some value in the asking price. With this house, another small cut in asking price, following the cut from the other day, taking it just down below the £400K marker. Scrolling down property-bee just to remind myself it came on at £460,000 in March 2012, holding out a couple of months before they first reduced it by £10K. Now more urgency it seems to try and find themselves a buyer, with new houses to market perhaps forcing things a little for them.. http://www.rightmove...y-37397180.html Edited July 27, 2012 by Venger Quote Link to comment Share on other sites More sharing options...
Venger Posted July 27, 2012 Share Posted July 27, 2012 (edited) On street view it appears the rear extension covers both houses. Unusual for two owners to be in a position/desire to have same extension at same time. Am wondering if this was 1 house that's been converted into 2. Would also explain the shared drive. In 2004, York Cottage applied for a rear extension but it was refused, with reasons that it would impact on Ash Ville given as reasons. Looks like in 2007 the owners of both houses co-operated. Unusual as you say, but perhaps both minded it would improve their homes for personal living purposes, if not minded it would also add value. Both houses put in applications at the same time, but Ash Ville Cottage withdrew theirs. The rear extension for both houses looks to have been all approved under a single application for York Cottage. Gif, (2 image layers), attachment. Edited July 27, 2012 by Venger Quote Link to comment Share on other sites More sharing options...
monks Posted July 27, 2012 Share Posted July 27, 2012 REDUCED AGAIN ! Ok, which one of you owns it? Langham Road, Bowdon (the one on the corner) Quote Link to comment Share on other sites More sharing options...
Venger Posted July 27, 2012 Share Posted July 27, 2012 REDUCED AGAIN ! Ok, which one of you owns it? Langham Road, Bowdon (the one on the corner) It's encouraging. Now £399,950 after its refurb, when bought for £245,000 in 2010. Sadly I suspect he'll probably still get a great profit out of it.Regarding your previous post, for my needs (geography, price band and house size/style) I actually think there are two markets Less of a profit now than they originally hoped for, but will probably end up having done ok. At least they're taking best action measures they can to find a buyer; reducing asking price. I think that shift, with market 1 into market 2, is playing out and the transition could gather some pace throughout this year.. At least to the possible extent of a seller reducing or accepting a 20% offer. Yet unlikely to be any price cliff falls, at the lower to mid range, as you've already ruled out. Quote Link to comment Share on other sites More sharing options...
19 year mortgage 8itch Posted July 27, 2012 Share Posted July 27, 2012 REDUCED AGAIN ! Ok, which one of you owns it? Langham Road, Bowdon (the one on the corner) 405 is a silly price when rightmove uses 400 and 425 search increments. 399 makes lots more sense when you are over priced. Quote Link to comment Share on other sites More sharing options...
jfk Posted July 27, 2012 Share Posted July 27, 2012 nom nom nom bear food Quote Link to comment Share on other sites More sharing options...
Nomadd Posted July 28, 2012 Share Posted July 28, 2012 Thoughts from The Jury on this one? http://www.rightmove.co.uk/property-for-sale/property-35083453.html Sure, needs work, but picked up for just over £300k (say), seems to be undercutting it's competition by quite a margin (plus, if you did it up, it would be to your own tastes.) (Just thought I'd give you something to do during that boring Olympics stuff. ) Quote Link to comment Share on other sites More sharing options...
Venger Posted July 28, 2012 Share Posted July 28, 2012 (edited) Thoughts from The Jury on this one? http://www.rightmove...y-35083453.html I don't know the area. I'm prepared to be shot down but I think it looks like a late 1940s early 50s house, when planners and developers were generous in the dimensions. It's built in what I've always considered Local Housing Authority brick choice of the day, as are all the others on that side of the road, with a partial LHA style to it, but with a few extra quality touches like bays, rather than being flat. The secondary roofing above the bays, running along both sides, meaning it has additional fascia and soffit (with extra gutter) that gives protection from rain at the from door. Whereas otherwise it could have had one of those ugly flat rectangular rain stopper plinths (can't remember what they're actually called) that many such houses of that period have just above the front door. (I see they're making a comeback on shared-ownership houses and home-buy scheme houses.) Detached because they couldn't fit two semis (with gardens) on the plot, before the bend in the road? Being picky I don't care for how the dining room (floorplan) is directly openspace viewable from the hall. Wonder if that was part of the original design, maybe once having double doors there even though such doors would be clumsy on space when opened, or created later. I'm used to closing doors to such rooms for keeping the heat inside, from a gas-fire or radiator during Winters. Otherwise, from experience the heat just goes out of the room. The way we thought of kitchens and kitchen space has changed these past 20-30 years. Food preparation and an area to eat and socialise in with family. It's got different status now. A key room for those with the budget when they can select from desirable homes on the market. The kitchen and kitchen space here you can't do too much with. A massive lounge and really small kitchen. How much more for a house which has had the kitchen extension work already done? You can't easily tap into the lounge space here to create a larger kitchen, or really into the dining room. I'm not saying large kitchen-diner rooms are essential, but they're more in demand, when you have money beyond a certain budget. It''s ok, but I can't see it ever being that pretty from outside. Fitting new white drainpipes and a new front door might help exterior appearance. House probably works fine for function. Gardens a little overlooked. It would be fine at the right price, but still need expensive works to have some desirable options many people want in their homes (generous sized kitchen-diners) for a house of that size, and price range. I'll take your word that it's keenly priced against competition, or would be if could be got at £300K. Edited July 28, 2012 by Venger Quote Link to comment Share on other sites More sharing options...
Venger Posted July 29, 2012 Share Posted July 29, 2012 Maybe I was being overly critical about the brick. I am great at moaning and pick fault It's tolerable on some other houses which have the effect broken up with items like red tiled bays, or use other types of brick to created edged detail on certain parts of the build. £300,000 to spend and a choice between this house (says new to market today) and that house, (just imagining they were both next-door to each other, and I realise the semi would be more expensive it if were located there) I'd take the semi. Although the big tree slightly concerns me and the decking at the back. Sure the other is detached, and in a better area, but this is far more a home than that could ever be without some major internal works, money spent, and even then it's not going to be a house which has that warm charm to it from outside. Quote Link to comment Share on other sites More sharing options...
howarden Posted July 30, 2012 Share Posted July 30, 2012 Thoughts from The Jury on this one? http://www.rightmove...y-35083453.html Sure, needs work, but picked up for just over £300k (say), seems to be undercutting it's competition by quite a margin (plus, if you did it up, it would be to your own tastes.) (Just thought I'd give you something to do during that boring Olympics stuff. ) I like it, at 250k I'd buy it and overlook the fact that it closer to Oldfield Brow primary than Altrincham CofE (Alti is nice when you realise you can be picky about 2 Ofsted oustanding state schools), but I imagine there would be a queue of people in front of me offering more than that seeing as smaller semi's in the area still go for 200k (e.g. http://www.rightmove...country=england I viewed this one and the pictures don't show quite how ropey it was, the bathroom had office style ceiling tiles!). I think the key will be if it's possible to inexpensively rearrange to get a downstairs toilet, utility and decent kitchen diner without completely losing the second reception room. The garage and outhouse look like they might get in the way of a simple extension straight off the back of the kitchen, maybe the outhouse could go and you just stop the extension 3 feet short of the corner to leave a path round the garage? There looks to be plenty of first floor bathroom space to hive off a section as an en-suite. I think the agent has made a mistake focussing on the side garden in the first few pictures. Quote Link to comment Share on other sites More sharing options...
R K Posted July 30, 2012 Share Posted July 30, 2012 Money pit, wrong location. Ouch! Quote Link to comment Share on other sites More sharing options...
needle Posted July 30, 2012 Share Posted July 30, 2012 Thoughts from The Jury on this one? http://www.rightmove.co.uk/property-for-sale/property-35083453.html Sure, needs work, but picked up for just over £300k (say), seems to be undercutting it's competition by quite a margin (plus, if you did it up, it would be to your own tastes.) (Just thought I'd give you something to do during that boring Olympics stuff. ) I cant believe that anyone would countenance paying even 300k for that house. Youre fkn deluded. That house is 'worth' about 200k. End of. Quote Link to comment Share on other sites More sharing options...
Nomadd Posted July 30, 2012 Share Posted July 30, 2012 (edited) I cant believe that anyone would countenance paying even 300k for that house. Youre fkn deluded. Hardly: I'm not buying it! That house is 'worth' about 200k. End of. I agree with you completely. But it seems the vendors do not. The market will decide. I wasn't suggesting I was going to buy that place, just that it seemed to be more realistic - if that's the word - than some of the similar stuff in the same area that has an extra £100k+ tagged on top of the price. Just wondered what other peoples thoughts were - and clearly they were mixed. My reasoning here is that I'm starting to look seriously at what I need from a house. A 3 bed detached would do it. I currently rent a 3 bed semi, and have plenty of room. Must be detached, as I'm very sensitive about neighbourly noise thumping through the walls. Was looking at stuff far beyond what I actually needed, but am now thinking that if I toned down my requirements to something more sensible, I could retire 10-15 years early and still have a good standard of living. This was something Venger alluded to in an earlier thread. That would be nice. Take a look at this, for example: http://www.rightmove.co.uk/property-for-sale/property-23432262.html Now that is perfect in terms of size for me. And there's an option to extend in the future if you needed to. But the garden is far too small, and the price ridiculous (IMHO) for what it is. I believe the next 2-3 years will sort out the pricing aspect, so I'm just kicking around a few "what if's" in order to stimulate debate. Any comments from The Jury on that one? Or what about this: http://www.rightmove.co.uk/property-for-sale/property-34899448.html (again, IMHO, no garden and insanely overpriced. EDIT: And I hate "corner plots", so that's a no-no.) Just curious what others think and whether you have some alternatives? Remember, must be Hale or Alty, must be detached. Not seriously interested in buying right now, just interested in what other people are seeing/doing. Edited July 30, 2012 by Nomadd Quote Link to comment Share on other sites More sharing options...
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