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Opportunities in Coventry’s Property Rental Market

Unveiling Opportunities in Coventry’s Property Rental Market for Landlords and Investors

The property rental market in Coventry, a historic city in the heart of England, is currently displaying an impressive resilience and a diverse range of opportunities for landlords and investors. Coventry’s unique blend of cultural heritage, academic excellence, and economic vibrancy continues to draw people from all walks of life, thus driving the city’s property rental market.

Strengths of Coventry’s Rental Market

Coventry is home to two highly-rated universities, the University of Warwick and Coventry University, attracting a substantial influx of students every year. This consistent demand for student housing provides an excellent opportunity for landlords and investors, with HMO (Houses in Multiple Occupation) properties offering particularly high yields. Besides, an increasing number of post-graduates and young professionals, attracted by the burgeoning tech and creative sectors in Coventry, are adding to the rental demand, particularly for city-centre apartments and shared housing.

The city’s strategic location, excellent transport links, and affordable property prices compared to larger cities like London and Birmingham, have also contributed to its appeal. Coventry has also received further enhancements to its infrastructure, including improvements to the train station and public transportation services, largely due to the city being the UK City of Culture in 2021. These developments are expected to draw more residents to the city, further stimulating the rental market.

Opportunities for Landlords and Investors

Student Rentals: With its significant student population, landlords can expect steady demand for student rental properties. Investments in HMOs can yield excellent returns, especially those close to the universities. However, investors need to consider the stringent regulations and licensing for such properties.
City Centre Apartments: There is an increasing demand for one- or two-bedroom apartments in the city centre, especially from young professionals. With ongoing regeneration and development projects in the city centre, properties in these areas could potentially appreciate in value over the medium to long term.
Suburban Family Homes: Family homes in the suburban areas of Coventry, such as Earlsdon and Styvechale, continue to be sought after. These properties generally attract long-term tenants, providing landlords with a stable income stream and reduced vacancies.
Buy-to-Let: The Coventry property market offers an appealing prospect for buy-to-let investors, given the city’s growing population and strong rental yields. Furthermore, Coventry’s status as a rising tech hub could potentially attract an influx of professionals seeking rental properties in the coming years.

Considerations for Investment

While opportunities abound in Coventry’s rental market, investors must consider several factors. Firstly, it’s crucial to understand local regulations related to rental properties, such as licensing requirements for HMOs and energy efficiency standards.

Additionally, market research is crucial. This includes identifying high-demand areas, understanding tenant needs, and predicting future trends. Investors should also factor in property management costs, including maintenance, insurances, and potential vacancy periods.

Finally, it’s important to consider the potential impacts of the global economic situation, such as interest rate changes and Brexit-related implications, on the local property market.

In conclusion, Coventry’s property rental market offers substantial opportunities for landlords and investors, fuelled by the city’s academic, cultural, and economic growth. However, thorough research, a comprehensive understanding of local regulations, and sound financial planning are all essential components for success in this vibrant market.

For expert up to date advice on investing in the area speak to Elizabeth Davenport, the leading Coventry Letting Agents.

Cautious Optimism in the Coventry Property Market

As the British and Coventry property market navigates the ongoing economic turmoil, many Coventry homeowners and landlords may feel uncertain about the future.

However, up-to-date data suggests that the 2023 property crash predicted by the many newspapers and the usual clickbait doom-mongers in the lead-up to Christmas on social media, may not be as bad as initially thought, and there are reasons to be cautiously optimistic.

According to property website Rightmove, the average asking price of a home for sale in the UK rose by just £14 in February.

While this might sound like cause for concern, asking prices remaining flat rather than falling could be seen as a positive sign for the year ahead. Remember that they are only what people are asking (and not necessarily achieving).

So, what exactly is happening in the Coventry property market?

Well, it all starts with realistic pricing.

Thankfully, most Coventry sellers are heeding their estate agents’ advice and being more realistic on price, helping maintain market stability.

If you are realistic with pricing, the property should sell.

The time it takes to get a property to sale agreed upon has increased nationally from 21 days in the summer of 2022 to around 50 days in Q1 2023.

Additionally, despite the turbulent economic conditions, buyer demand is rising. Rightmove also reported in the national press that the number of people contacting estate agents has increased by 11% in the last two weeks compared to the same period in 2019.

The number of sales agreed upon has also rebounded.

Nationally, from 1^st January to the 19^th February 2023,

134,886 properties had been sold subject to contract in the UK.

Not a good figure when I compare it with the same year-to-date sale agreed figures from the last couple of years.

2022 – 173,607 properties sold stc

2021 – 193,607 properties sold stc

But the last couple of years have been extraordinary for the UK property market and should be taken with a pinch of salt in some respect. We must compare 2023 with more normal years, like 2017/18/19/20. This tells a different story.

2020 – 151,694 properties sold stc

2019 – 143,504 properties sold stc

2018 – 138,665 properties sold stc

2017 – 134,503 properties sold stc

In Coventry (CV6 to CV8), in the first seven weeks up to the 19^th February 2022, 961 properties sold subject to contract.

This year, from the exact 1^st January to the 19^th February timeline, 740 properties have sold stc, which is lower, yet in the same ballpark as 2017, 2018 and 2019.

Yet it is all terrific selling a house (subject to contract); it is still only sold subject to contract, meaning the sale could fall through (as it is not legally binding).

As an agent who likes to delve deeper into statistics, I considered the ‘net property sales’. (Net Property Sales being the gross number of properties sold that week less the sale fall throughs in the same week).

In the three months leading up to the Mini-Budget in September 2022, there was an average of 17,801 ‘net property sales’ per week in the UK. That dropped by 34.7% two months after the Autumn Mini-Budget to an average of 11,624 ‘net property sales’ per week in the UK.

In the last five weeks, that has rebounded to 17,050

‘net property sales’ per week.

And when you consider the average for the same five weeks in 2017/18/19 was 18,330 ‘net property sales’ per week, we are close to what many considered a normal market.

Improving market conditions has been supported by a reduction in average mortgage rates. Homebuyers taking out a five-year fixed-rate mortgage with a 15% deposit can expect a rate of 4.39% (correct at the time of writing with HSBC), down from an average of 6.1% in early October. This reduction in mortgage rates may have contributed to the recent increase in buyer demand.

These positive signs in the market have led some experts to suggest that a ‘softer landing’ for the UK property market than initially expected could be on the horizon.

The combination of sellers being more realistic on price and an improving picture of the number of agreed-upon sales suggests a more positive outlook for the property market.

I advise Coventry homeowners coming to market in the upcoming spring season to use their agent’s expertise and get the price right the first time to find the right buyer more quickly. If you do wish to chance a higher asking price, only do so for no more than two weeks. If you haven’t sold by then, take the agent’s advice and realign your asking price.

562 Coventry homeowners have realigned their

asking prices since 1^st January 2023.

While it’s true that some first-time buyers may still be priced out of their original plans and may need to look for a cheaper property, save a bigger deposit, or factor higher monthly mortgage repayments into their budgets, there is still cause for optimism.

There is still a considerable demand for buying property in Coventry – renting is becoming increasingly unattractive for many people as rents are increasing by double digits percentages.

It is important to remember that purchasing a property always involves a trade-off between what one desires and what is affordable, regardless of the market conditions. For example, while a four-bed detached house may be out of reach, a larger and older three-bed semi-detached property may be a more realistic option (and probably have similar square footage).

Coventry landlords looking to invest in buy-to-let homes – now may be a good time, as rising rents could offer attractive returns.

Of the 1,462 properties let in Coventry since the 1^st January 2023, the average rent achieved has been £1,205 per month. This is a significant drop in the number of properties let in the same first seven weeks of the years of 2017/18/19 and a massive increase in rents.

Finally, the newspapers will be full of news about house price drops in the coming months. All the indexes report house sales where the sale agreed price was offered nine to eleven months ago and completed (i.e., monies and keys handed over) three or four months ago. This peculiar time lag means the house price data is nearly a year old before publication.

So, if you decide to buy a home on that information, you are using old property data. In late 2021/early 2022, there were 30+ viewings per property, and people paid way over the asking price to secure a property. Now there is more ‘normality’ in the Coventry housing market; today’s prices are also more normal (at or slightly below the realistic asking price). So yes, the house price indexes will show a reduction in house prices. The newspapers will say house prices are crashing, yet when it is explained I have above … whilst it is not a newspaper clickbait title – it is the truth and it’s more of a return to more ‘normal house prices’.

So, prepare for clickbait newspaper headlines of a house price crash (because ‘bad news sells newspapers’ as the saying goes).

Also, prepare for the doom-mongers to quote the bad news of the earnings-to-house prices ratio at one of its highest levels ever.

Earnings-to-house price ratios are a poor measurement of health in the UK property market. Instead, I believe Nationwide’s measure of first-time buyer mortgage payments as a percentage of take-home pay is better (as it is actual pound notes out of actual pay packets).

The Nationwide measure of first-time buyer mortgage payments as a percentage of take-home pay has grown for first-time buyers from 30.4% in Q4 2021 to 39.4% in Q4 2022 … a massive rise! Yet mortgage interest rates have dropped since then (so that percentage will fall). Also, to give some context, let us not forget that percentage in 1989 was 48.4%.

Ultimately, Coventry homeowners and landlords should decide, based on their unique circumstances, rather than being swayed by newspaper headlines or general market trends. Anyone uncertain about the property market’s future should contact me for my opinion, advice and guidance.

The Shifting Coventry Property Market

The Coventry property market is on the verge of a ‘tipping point’.
The rate of house price growth has started to ease with a reduction in the number of properties that will sell in Coventry in the coming 12 to 18 months.
Yet, rising interest rates and the cost-of-living issues won’t knock everybody out of the property market and there shouldn’t be a housing bubble for two vital reasons.

The Coventry property market is on the cusp of a tipping point. It’s a tipping point that will influence Coventry house prices, the number of properties available to buy, demand for those Coventry properties and the lives of every homeowner and the property-owning buy-to-let landlords in Coventry. This shift in the Coventry property market is a big deal so let me explain.

What are the two vital reasons for this shift in the Coventry property market?

First, the easy-going Coventry property market goldmine of the past couple of years will end.

The bonanza of the Coventry property market for house sellers, which was primarily fuelled by cheap money, is receding and the scales are starting to tip somewhat more in favour toward Coventry buyers (which is not a bad thing – more of that later).

Secondly, and more significantly, this shift in the Coventry property market is not a collapse.

Let me enlighten you as to why this is.

One of the key influencing factors of the property market is what people pay on their mortgages. The higher the mortgage interest rate, the higher the mortgage payments.

Mortgage rates are usually 1% to 2% higher than the Bank of England base rate. Therefore, mortgage rates are increasing on the back of higher Bank of England interest rates.

So, whilst we have seen rates rise four times in the last year, the Bank of England base rate stands at only 1%. Compare that with Bank of England base rates in the 1980s (when the average base rate was 12.63%), 1990s (when the average base rate was 8.8%) and the 2000s (when the average base rate was 4.7%). These high base rates (together with high unemployment) contributed to the woes of the UK property market crashes of the early 1990s and 2008.

From the gloomiest economist, the worst-case scenario doesn’t see Bank of England base rates rising past 3%.

This means the prospect of a housing crash is minimal because of the comparatively low unemployment and base rates still at all-time lows.

What are the signs of the shift in the Coventry property market?

The statistics show a slight shift in the scales between it being a 100% seller’s market for the last two years to more an 80% sellers and 20% buyer’s market and here are the reasons why:-

The number of houses for sale has grown by 17% in six months.

Nationally, the number of properties available to buy has increased by 17.07% in the last six months, rising from 389,558 in January to 456,048 by the end of May. This rise in the number of properties on the market is a crucial component of the housing market puzzle. Let me explain why.

Before Covid, house buyers having more choice of properties to buy in the summer months would have been thought unremarkable. Yet the stark shortage of properties to buy in the last couple of years has caused national house prices to grow by 19.66%. Any growth or reduction in the number of properties for sale is significant (hence a key bellwether).

This means that buyers will have more choice of properties to buy this summer.

The number of properties sold in the UK has dropped 11.4% year to date 2022 vs 2021

When I say sold in this context, I mean the month the house sale price is agreed, and the sold board goes up (not on completion when the keys are handed over).

Looking at the national number of properties sold on a month-by-month basis, things have started to shift since March.

In February 2021, 111,648 houses sold (STC) in the UK compared to 117,734 for the same month in 2022. So almost identical.

Yet, March 2022 saw 15.3% fewer houses sell in the UK than in March 2021 (129,655 in March 2022 compared to 153,023 in March 2021).

April 2022 saw 20.6% fewer houses sold than April 2021 (117,737 compared to 148,228).

So, all doom and gloom? No! Not at all.

The spring months (March and April) of 2021 saw the rush for houses to be sold to beat the Stamp Duty Holiday ending in June 2021, so of course, March and April’s 2022 figures would be lower.

The panic buying of March and April 2021 returned to normal levels in May 2021, meaning the number of houses sold in May 2022 was only 4.3% lower than in 2021 (131,941 in May 2022 vs 137,800 in May 2021).

The number of house price changes has increased by 69% since January.

In January 2022, the number of house price changes was 27,063 and has been increasing steadily each month to 45,792 in May 2022, an increase of 69%. This means Coventry house sellers have to be more realistic with their pricing to get their properties sold.

Take all these things together and you can see that there are signs that the Coventry property market has started shifting more into buyers’ territory yet is a long way from the traditional idea of a ‘buyer’s market’.

These points can be backed up with the house price data for Coventry.

In June 2021, Coventry house prices increased by 1.9% in one month.

Yet last month, for example, Coventry house prices only rose 0.6%, and a few months earlier only rose 1.0%. Not all doom and gloom when you consider…

Coventry house prices are still 9.3% higher than a year ago.

We have been in fifth gear for the last two years with extra rockets attached. We are certainly not going into reverse gear, more a drop down the gears to fourth!

I know many aspiring Coventry homeowners are waiting for house prices to fall, however, I do not foresee any large Coventry house price drops in the next few years. In essence, whilst I do believe the rate of house price growth will slow down, that does not mean it will go into reverse.

Some would ask what increasing interest rates and inflation will do to the Coventry property market?

As I’ve already discussed in several recent articles on my property blog, if interest rates don’t go above 3.5-4%, this will not be a game-changing issue for the Coventry property market. Most homeowners are on a reasonably long-term fixed-rate mortgage (typically 5+ years) and will be able to transfer them across to the new house purchase if they want to move.

Now, of course, that won’t help first-time buyers. I agree there will be fewer Coventry first-time buyers, yet these will be replaced by landlords re-entering the Coventry property market (as I discussed in a previous article a few weeks ago).

Coventry house prices will also be further protected by the effect of inflation on house prices (again discussed in a separate article about a month ago).

As the number of properties coming to market has increased, the choice of properties to buy has expanded. This will encourage those potential cash home buyers who have also been waiting on the sidelines (alongside the landlords) to start viewing and making offers. They, too, have not wished to get into a bidding war but patiently waited for the market to ease.

A Good Time to Buy Property?

With stamp duty relief set to end shortly and already having been watered down since June 30th, the frenzy of activity witnessed over the last few months could slow potentially. If you are looking to move home are you wondering what this will mean for prices?

The stamp duty holiday brought many players to the market who saw the opportunity to save thousands in tax. This brought forward decisions for those who perhaps would have otherwise waited until next year, or even beyond. So will we now see a lull in activity and downward pressure on prices?

In actual fact, compared to July in years gone by, the housing market is still very busy. New instruction levels are high and offers are still being received.

It seems there were many potential home movers who wanted to wait until they had been double jabbed before committing, not to mention vast numbers of workers who are now having to move job due to the pandemic. Add this to the high numbers of marital separations compared to years gone by and you have the perfect storm for a very busy property market for Autumn and Winter 2021, going into next year.

Interest rates remain historically low and mortgage availability is good. Those who are selling up or downsizing will benefit hugely from the current high prices, so (again) that will mean yet more activity. New homes are being built everywhere you look and brand new student blocks are sprouting up left, right and centre in the big university cities. And first time buyers want to get on the ladder sooner rather than later before they miss the boat.

So in fact, it’s still foot hard to the floor as far as the property market goes. If you’re waiting ‘until things cool off’ then you could have a very long wait ahead

For professional and impartial advice on property buying, speak to one of our property experts, we’d be delighted to help.

Stamp Duty Holiday Extended!

Good news for home buyers and sellers. The Chancellor Rishi Sunak has announced an extension to the current stamp duty holiday. This is great news if you are considering buying or selling this year and firmly gives the green light to a busy spring for the housing market.

The current £500,000 nil-rate band in England and Northern Ireland will apply until 30 June. Between 1 July and 30 September, it will be reduced to £250,000, and then from 1 October, the previous threshold of £125,000 for home movers will be reinstated. In practice, this means that people buying before 1 June will be able to save up to £15,000, while those buying between 1 July and 30 September will be able to save up to £2,500 in tax.

Whilst October seems a long way off, due to the nature of the property market and the lengthy process involved, we recommend taking the plunge sooner rather than later if you are looking to save money. From start to finish, the house buying process typically takes around 5 months so if you put your house on sale tomorrow or start searching for a home then you could hope to be moved by September. The process can of course be quicker but this is a typical timescale.

If you are weighing up your options and need further advice, then why not request a visit from our valuer. We can provide advice on all aspects of buying and selling and there is no obligation. Call us today to book a free appointment on 01926 298 298.

2019 & What a Surprise So Far

Kenilworth and Coventry. Wednesday 2nd January 2019. Christmas Break and New Year over (Somewhat thankfully for the tummy and the head at least!). Five sales instructions, two letting instructions and over forty viewing appointments booked into two office diaries. Not exactly what I was expecting that’s for sure.

My trepidation for the year ahead wasn’t based upon our own sales pipelines (which were sizeably higher than the year previous) but the overwhelming negativity promoted by the general media. Bad news travels faster than good. We all know that negative or stressful news is far more readable and enticing than good.

“Everything is OK. Mortgage rates are low and lenders are even giving you cash back as they try to attract new business. Brexit’s OK too. It’s all been smoke and mirrors. Everything is fine. If you need to move then move”.

I’d put my name to that quote (as I wrote it!) but I’m being entirely flippant. I haven’t got a clue.

Let’s think about all of us for a moment though. If your employer is not trembling in her heels and your boss hasn’t mooted redundancies overheard in the gents toilets then just look at yourself. What has really changed? What is different with Brexit than without? Your own home. Your own life. Do you borrow and extend? Do you move instead? Do you accept the daily stress of living in the wrong area or within a horrendous commute?

Geographically we are often lucky. Like the weather and hopefully the return of the Beast from the East, we don’t suffer the extremes here.

Mortgage rates are genuinely excellent despite the banks remaining cautious. They’re not giving mortgages away. They’re just lending wisely.

If you buy wisely, you borrow wisely and you show your own due diligence then the ideal house could be sat there waiting for you. Everything is relative.

Memories are short. Only 18 months ago the buying process was fraught with the horrors of up to a dozen buyers for every popular home. 7 out of 10 houses were rocketing above asking price. Their were more unhappy, “missed out again” buyers than happy ones.

Now you will have the time to even book a second viewing. House prices aren’t soaring above asking price. The houses selling (genuinely in greater numbers than 18 months ago!) don’t have multiple buyers but are selling for the right price and to the right people.

On the ground locally, sense seems to exist in the market despite the political turmoil surrounding and intellectualising it beyond any comprehension. Maybe everything really is OK.

Brexit, Timing & Remaining Calm & Carrying On

Since the last issue the volume of both buyers and sellers discussing Brexit and the effect thereof hasn’t as much doubled as become almost the norm. To say there will be no effect is proven already to be nonsense. To say with authority though how positive or negative Brexit will have on the future is as pointless and subjective a question as “what will happen to my day if I turn left instead of right”. It seems that no one has a clue. Not even those who should.

At least the property industry is revealing some interesting yet not adverse findings. The last few weeks have seen two local properties sold for in excess of £935,000. Hardly a signal of panic.

What is statistically evident though is absolutely fascinating and backed up with fact, something sadly lacking in the bigger picture.

Cautiousness has trumped intuition and rashness. Patience has seen the Tortoise overtake the Hare.

Emoov, often the first to provide analytics and statistics relating to our business has shown that both the volume and duration of viewings have increased in recent months. This proves that “instinct” has truly been left dazzled by the headlights of “diligence”. 7% of buyers are regionally offering after one viewing. 56% require just two. 27% of those surveyed required a third before placing an offer.

For ourselves we have also observed that the duration of viewing appointments also needs a shift. The “sweet spot” sits between 21 – 30 minutes with 39% of buyers taking this long before offering.

Understanding the necessity of time and consideration we have recently employed further viewing representatives. This will enable all of our buyers to spend the time they need in a property rather than the time that the other agent will only allow.

If Brexit has created cautiousness then now we have the capacity to support it. It’s all about support after all isn’t it.

Autumn Sales & Dangling Christmas Baubles!

Firstly, apologies for the word “Christmas” being used before Mid November. Within this industry though the “Christmas Effect” often generates the same response as the “Autumn Sale”. And it does happen early.

There are a multitude of reasons why people want to sell. For those who genuinely want, or need, to sell (not because they “may” want a change or they have seen only one unique property they want) then having a sale agreed before the next calendar “milestone” seems to be a much needed psychological box ticked.

With over 37% of properties (nationwide) being reduced from the initial listing (our average sits currently at 8.8%) this Autumn Sale has hit a 5 year high. Why?

Once again, over eager pricing to win the instruction or the clients desire to ride the high price wave experienced by neighbours in the Spring could be the most obvious motivations.

The simplest explanation to the dangers of over valuing are easily explained . If I value your home at £400,000 and you want the house marketed at £425,000 (and we both agree the launch marketing is perfect!) then if no one comes, we know the launch price was wrong.

It is, honestly, as simple as that.

At £400,000 (if my appraisal was correct) more than one buyer may well be interested and we secure £410,000. At £425,000 if we then have to reduce, the buying public are aware of the reduction and what comes next are even lower offers than the reduced figure.

So with Christmas around the calendar corner, now must surely be the time to consolidate. A rebrand and a sensible asking price will surely be recipe needed to generate the sale price you need.

Leaving you free to think about what to buy your Children and your Aunts, what food you’re preparing, whose house you are going to on Boxing Day, whether Mable prefers Sherry or Port and whether Santa is actually a good or bad influence etc etc……………..

Do You Keep Missing The Popular Properties?

Acting for the seller of a house, our foremost role is obviously to do the best to suit their needs and requirements. With a duty of care to buyers as well, there is nothing more frustrating than having honest customers missing out time and again on their dream homes.

I can sympathise with this personally. I’ve tried to buy a home for my family and lost out to investors or “too good to be true” higher offers as well. It’s a learning experience though that’s for sure. The mistakes I made first time round I didn’t again. Here’s what makes the difference that can hopefully increase your chances to successfully bid for the property you love.

Find out what the seller of the properties situation is. Do they need a quick sale? If they do, don’t think offering low will help, it won’t. Simply offer as good a figure as you can afford but have solicitors lined up in advance and a mortgage survey (if necessary) ready to instruct the very same day. Show proof of your intentions too! Don’t think that just saying it will be enough because it won’t. The agent you are buying from need to be able to show their client that you are the right buyer for them!

If the seller doesn’t need a quick sale because they haven’t found a property themselves then firstly consider whether you can live with the uncertainty. If you can, then explain that you can wait for them, offer again a sensible price, prove your credentials and ask all parties to at least open a file with solicitors so there is a degree of proven intention. If you are comfortable with this scenario then be aware that you’ll need to be a first time buyer, investor, in rented accommodation or will have sold to someone who is also non dependant and willing to wait.

You’d be amazed how many times the highest offers is not the offer accepted. Circumstances of both parties mean so much and when circumstances gel then anything is possible!

Coventry Bucking The Trend or Could It Be Ourselves? Just Maybe….

After some careful analysis that we would be delighted to present to any potential client wishing to sell their home, we seem to have bucked a national trend somewhat.

The latest data from NAEA Propertymark has revealed that, during Februrary, agreed house sales rose to a 10 year high – 74% of which were below the original asking price, suggesting sellers are becoming more realistic when it comes to property transactions.

This, although clearly good news, and personally to me, a positive move in terms of reality and affordability, is not what we have observed ourselves. Since January 1st this year we have agreed 35% more sales than the same period last year. Of this and if we consider 100% of our agreed sales we have found that 70% have sold for the asking price or higher.

As a business we are delighted with these results. Now we find that they may be even bucking the trend.

If priced correctly and marketed without compromise and as well as physically possible then asking prices and over asking prices can certainly be achieved.

If your marketing is simply so so and your asking price is too high then what hope could a seller possibly have. Please don’t fall down into this trap.

I valued a house on Friday that needed decorating, offered nothing exceptional at all and had been marketed for 10 weeks by another agent. The asking price was close to 10% too high, the photography was poor and the “professional” advice he received (which achieved only four viewings in 10 weeks) was “don’t worry about the decoration, the new owners can do it themselves”.

Honestly, it’s no wonder Estate Agents aren’t taken seriously sometimes.