Should I sell or risk tenants buying at undervalue price?9:08 AM, 25th September 2019
About 4 weeks ago 48
I discovered the Best Offers Letting Strategy about a year ago completely by accident and it blew my mind … here’s the story …
I had owned a property in Thetford, Norfolk for about 10 years and had kept the same tenant from day one without ever having increased the rent. When he vacated, and most unlike me, I asked my letting agents to advertise it at the same price without checking what current market rent were.
The property went on the market just a few days after my outgoing tenant had served notice. A few days after that I called my agent to see how things were going.
“OMG” he said, “we’ve had 79 viewing requests already!”
This got me thinking…. had I advertised it too cheap?
My agent ran some comparables and found that similar properties in the area had recently been let for about £100 more than I had advertised mine for.
Don’t worry I said, please add the following to the text in the adverts on Rightmove and Zoopla …. “best offers over £450 considered”. I also asked him to talk to the outgoing tenant about doing a block viewings the following Saturday. To give my existing tenant an incentive to cooperate and to make the place look nice I offered him an extra £100 on top of his deposit refund if we managed to find a new tenant off the back of the block viewings.
Well …. to cut a long story short over 100 people turned up!
Both the agent and the outgoing tenant were there. The tenant was the best salesman I could ever have recruited. Apparently, he raved the whole time about what an amazing landlord I am 😀
The agents job was easy too. All he had to say was; “well you can see what the demand is. The best offer so far is £X so if you want to get this property you will have to offer a bit more”.
In the end I was offered £180 more than the closest comparable. The referencing checked out and my new tenant moved in on the same day as the old tenant moved out.
I’ve been desperately wanting to try this again but whenever I’ve had tenants serve notice since then it’s been on a property I have subsequently sold.
Possibly the crappiest property in my portfolio (in terms of the property itself) will be vacated in one month as my tenant of seven years gave notice today. The return on equity in this property is so good though, based on the mega-cheap tracker mortgage I have and minimal equity tied up in the property, so this one is a keeper. The property is at Queensway, Halifax.
I plan to advertise it at a ludicrously low rent and see whether the “Best Offers Letting Strategy” works again.
As soon as the agent has taken pictures and put the property on the market I will post a link in the comments section and keep reporting on what happens next.
I won’t necessarily go for the best monetary offer, but I will report on it. I will also consider the quality of the tenant.
Wish me luck!
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