Published: 08/07/2025
It's very simple: get it right... right from the start.
Your home is more than just a house; it’s an investment in your future. But if you overprice it, you risk scaring away the very people you want to attract and, ironically, the higher you go, the less you will get.
Many sellers think, “Let’s start high and see how we get on.” But here's the reality: when your listing goes live, it’s the fresh batch everyone wants. Price too high and it’s ignored. After a few weeks that buzz is long gone. Buyers start asking why it hasn’t sold, assuming something's wrong. More importantly, if prices are dropping, everyday that goes by without an agreed sale, the house is reducing in value. Time is of the essence!
The Cost of Mis-Pricing
There are three main reasons homes don’t sell. Overpricing is by far the most common, especially in today’s softening market.
1. Poor marketing
2. A seller who isn’t committed
3. A price that doesn’t match current demand
Property portals are full of £10k, £20k, even £50k overpriced listings. Buyers compare what’s happening *now*, not what sold six months ago. If you're off‑market-value, even slightly, you're going to go stale and lose valuable time/money as property prices continue to fall in todays market (summer 2025).
Get It Right: The Smart Price Strategy
Here’s what happens when you price well:
* 📈 More buyer interest
* 🚪 More viewings
* 🔥 Competitive offers, often above asking/guide price
* 🏁 Faster and smoother sale
You're not pricing for what you spent, you're pricing for what the buyer is willing to pay.
“But our home is a bit more special than most, that's why we're looking us use the best estate agent in Lincolnshire…”
Maybe, however upgrades don’t always equal value. Buyers looking in areas such as Lincoln, Grantham, Newark and Sleaford, for example, look at size, layout, location, and potential. Not necessarily your fancy kitchen renovation. A £40k extension doesn’t always add £40k in value. There's a ceiling and that ceiling is decreasing every day across the board.
Choosing the Right Price Approach
You’ve basically got three options:
Perfect Price – gets attention, sells around full value
Fast Price – slightly under market, quick sale
Risky Price – overpriced, likely leads to reductions and low-ball offers
Stay Ahead of the Curve in a Changing Market
Overpriced properties that linger become unattractive. When the market dips, you're not £10k behind—you could be £25k behind while other properties in Lincolnshire and the East Midlands are selling around you having been priced right by competent and the best local estate agents. Staying one step ahead protects your equity, helps you achieve a higher price and gives you more scope for a superior move.