The 5 common mistakes that are secretly knocking up to £80k off your property value – and how to fix them

THINKING of moving house? Before you get a valuation, it might pay to check for anything that could put potential buyers off. It turns out a few simple ‘mistakes’ could knock THOUSANDS off your asking price. So we’ve asked the experts for their cheap and cheerful tips to give you the best chance of selling your home – without compromising on the price. Popular renovations and other home features could be knocking value off your property If you’re looking to sell up soon, these hacks to boost your property value back up again will help Credit: Alamy If you’re looking to sell up soon, you’re going to need to use all the tricks in the book to get the price you want. House price growth slowed to 2% in June, down from 3% the previous month, according to the Office for National Statistics (ONS). Meanwhile, the average new-seller asking price fell by 2% in August to £364,999, according to Rightmove — a much bigger seasonal drop than usual. The quieter summer holiday period and pressure on household finances mean sellers may have to work harder to strike a deal without slashing their asking price. With that in mind, it is more important than ever to understand your home’s weaknesses — and how to fix them. Ian Harris, president of Propertymark, formerly the National Association of Estate Agents, said: “While the value of a property is ultimately determined by its location, condition, presentation and the strength of the local market, there are certain features that can make a home less appealing to some buyers and have the potential to affect its value.” We reveal five features that could secretly be dragging down your home’s value — and the simple steps you can take to tackle them. 1. Bedroom mistake – up to £40,800 Losing a bedroom could be a costly change for sellers Credit: Getty Knocking two bedrooms together or turning a small bedroom into a huge bathroom may sound like a clever way to create more space. But it could be one of the costliest mistakes you make. Estate agents generally consider bedroom count when valuing a property, while many buyers search online for homes with a minimum number of bedrooms. As a result, turning a three-bedroom family house into a two-bedroom home could push it into a different — and potentially cheaper — section of the market. The HomeOwners Alliance estimates that sacrificing a bedroom could potentially reduce a property’s value by 5% to 15% or more. The average UK house price is currently £272,000 home, according to the Office for National Statistics (ONS). This means that losing a bedroom could work out at a loss of between £13,600 and £40,800. Paula Higgins, chief executive of the HomeOwners Alliance, said: “A fabulous dressing room might feel luxurious, but when you come to sell, your home could suddenly be competing in a completely different part of the market.” The trick is to make changes that can easily be reversed. For example, if you don’t need your third bedroom, consider changing it into an office, or a place where you can work out. It’s easier to take out exercise equipment or a desk than it is a toilet or a bathroom, for example. 2. Ditching your bath – £10,880 Walk-in showers have become popular, but they could put buyers off Credit: Getty Walk-in showers have become an increasingly popular choice, particularly for homeowners who want a sleek, hotel-style bathroom. But ripping out the only bath in a family-sized property could put some buyers off. Parents with babies or young children may specifically look for a home with a bath, so removing it could reduce your pool of potential buyers. A whopping 47% of estate agents believe homes without a bath can reduce in value by 3-4%, according to online bathroom retailer Drench. This works out at between £8,160 and £10,880 on the average house price of £272,000. Paula said: “If space permits, have a shower over the bath or retain at least one bath somewhere in the property.” If space is limited, installing a shower over the bath can offer buyers both options. If you’ve already removed the bath, you could look at reinstating one before putting the property on the market. But this can cost up to £2,500 on average, according to Checkatrade, so make sure you properly check if it is affordable to you. 3. A tired kitchen – £13,000 The kitchen is one of the rooms buyers inspect most carefully during a viewing Credit: Getty The kitchen is the heart of the home – and the room buyers inspect most carefully during a viewing. Damaged worktops, broken cupboard doors, stained grout and peeling flooring can quickly make the whole home feel like an expensive project. Buyers may then reduce their offer by several thousand pounds because they believe they will need to replace the kitchen immediately. Property expert Phil Spencer previously told The Sun that a tired kitchen could knock off up to £13,000 from the value of your home. However, sellers should not assume they need to spend tens of thousands of pounds on a complete refit. Paula said: “Sellers shouldn’t assume they need to spend tens of thousands on a complete refit. “Relatively inexpensive changes such as new cabinet doors, handles, worktops or fresh grout can make a huge difference. “If you are selling soon, the aim is to make the kitchen look clean, well maintained and appealing rather than creating your own dream kitchen.” Start with a deep clean and remove clutter from the worktops. Replacing handles, repainting cupboard doors and renewing tired grout or silicone can transform the room without the cost of a new kitchen. Repair broken hinges, taps and appliances which will be included in the sale. 4. Poor energy efficiency – £10,880 Buyers are paying closer attention to how much a property will cost them to heat and run Credit: Getty Buyers are paying closer attention to how much a property will cost to heat and run. Single-glazed windows, poor insulation and an inefficient heating system could make a home less attractive, particularly while household bills remain high. Properties which improved their Energy Performance Certificate rating from D to C achieved around 4% more on average, according to Rightmove. This means sellers could be missing out on up to £10,880 by not making improvements on a property woth £272,000. Paula said: “Energy efficiency has moved much further up buyers’ shopping lists. “Buyers aren’t simply looking at the mortgage anymore; they’re looking at what the home is going to cost them every month. “And with tougher energy-efficiency rules coming for landlords, a poor EPC could mean less interest from someone buying a property as an investment.” Check your property’s EPC, which should include recommendations for improving its rating. Some relatively low-cost measures may include draught-proofing doors and windows, increasing loft insulation and switching to energy-efficient lighting. However, it’s a good idea to research the cost and likely benefit before paying for major upgrades immediately before a sale. 5. Overgrown plants and weeds – £5,000 A neglected garden could quickly change a buyer’s opinion of your home Credit: golero A neglected garden could sour a buyer’s opinion of your home before they have even stepped through the front door. Long grass, dead plants, weeds and broken fences may suggest that the property requires significant work. They could also leave buyers wondering whether other parts of the home have been poorly maintained. Ian said overgrown or neglected gardens can “create an immediate impression that the property requires work”. In fact, one gardening expert told The Sun that an overgrown garden can knock up to £5,000 off the value of your home. But don’t panic, you don’t need to pay for an expensive garden makeover. Cut the grass, pull up weeds, trim overgrown bushes and remove rubbish or broken furniture. Cleaning paths and patios and repairing obvious damage to gates or fences could also improve the property’s kerb appeal.