Should you reduce the asking price, improve the presentation, change your marketing or simply give it more time?

The answer depends on what's happening in your local market and, more importantly, the feedback you've received from potential buyers. If your property has been on the market for a while without much progress, it could be time to review your approach and make a few changes.

One of the most useful things you can do is look back at the viewings you've had and the feedback provided by buyers. Are people saying the property is too small, the layout doesn't work for them or it needs more updating than they'd hoped? Or are they generally positive about the house but feel the asking price is too high? There's a difference between a property that isn't attracting viewings and one that's attracting plenty of interest but failing to generate offers. If you're getting very few viewings, the asking price, photographs or overall marketing could be putting people off before they even arrange an appointment. If you're getting viewings but no offers, buyers may like the property online but feel differently once they've seen it in person. Ask your estate agent to review the feedback with you honestly. If the same comments keep cropping up, it's worth paying attention. Sometimes, a small change can make a real difference; other times, the feedback may point towards a more significant adjustment.

Pricing is often the biggest factor when a property struggles to sell. When your home first goes on the market, it's natural to hope for the best possible price. But the market ultimately determines what buyers are prepared to pay, and that can change depending on the amount of competing stock, mortgage affordability and demand for your type of property. It's worth reviewing your asking price against properties that have recently sold, rather than relying solely on what other homes are currently advertised for. An asking price is what a seller hopes to achieve, not necessarily what a buyer will pay. Also consider whether your property is competing against homes that offer more space, a better finish or additional features at a similar price. If buyers consistently feel your property is too expensive, a price adjustment may be worth considering. The aim isn't simply to reduce the price for the sake of it, but to position your home where it offers genuine value compared with the alternatives. A well-considered reduction can bring your property to the attention of buyers who may have previously ruled it out, particularly if it moves into a different Rightmove or Zoopla search bracket.

Most buyers begin their search online, which means your property's first impression is incredibly important. Take a fresh look at your listing. Do the photographs show the property at its best? Is the description clear and informative? Are the main selling points easy to identify? Does the listing explain what makes the location appealing? It can be easy to overlook these details when you've been looking at the same advert for several weeks, but buyers are making quick decisions about which properties are worth viewing.

Consider whether:

Sometimes, refreshing the presentation and marketing can help generate renewed interest. However, better photographs alone won't solve a pricing issue, so it's important to look at the bigger picture.

A property that was competitively priced when it first launched may look less attractive a few weeks or months later. New properties come onto the market all the time, and buyers will naturally compare their options. If a similar home becomes available at a lower price, offers more space or has a more modern finish, it could affect the interest in yours. Ask your estate agent to review the current competition with you. Look at properties buyers are likely to compare yours against, including those that have recently reduced their asking prices. It's also useful to understand what's actually selling locally. Properties that are achieving sales can provide a much clearer indication of current buyer demand than those that have been sitting on the market for months. The key is to make sure your property remains competitive, rather than assuming the market conditions are exactly the same as when you first instructed your agent.

You don't necessarily need to spend thousands of pounds improving your property to make it more appealing. In many cases, a little preparation can help buyers see the potential more clearly. Decluttering, rearranging furniture, touching up tired paintwork and dealing with minor maintenance issues can all make a difference. Think about what buyers see when they walk through the front door. Is the entrance welcoming? Do the rooms feel as spacious as they could? Is the garden tidy and usable? Are there any obvious jobs that might make buyers worry about additional costs?

It's important to be realistic about what you can achieve, particularly if the property needs modernisation. You don't need to turn it into a show home, but presenting it as well as possible can help buyers focus on its advantages rather than its shortcomings. If the property has already been viewed several times, consider whether there are any straightforward changes you could make before the next appointment.

If your property has been on the market for some time, you may be questioning whether your current estate agent is the right one for the job. Before making a decision, consider the service you've received. Are you getting regular updates? Is your agent following up with viewers and providing meaningful feedback? Have they discussed the competition, reviewed the asking price and suggested ways to improve your chances of securing an offer? A good estate agent should be proactive, communicate clearly and be prepared to have honest conversations about what's working and what isn't. Changing agents can sometimes provide a fresh approach, different marketing and access to buyers who may not have considered the property previously. But switching agents without addressing the underlying problem may simply lead to the same result. If the asking price is unrealistic, for example, a new agent won't necessarily solve that issue. Equally, if you've received little communication or don't feel your property is being marketed effectively, it may be time to explore your options. Before making a change, check the terms of your existing agency agreement, including any sole-agency period, notice requirements and potential fees.

There's no fixed amount of time after which a property should be reduced or a new strategy introduced. Some homes sell quickly, while others take longer because of their price, location or the type of buyer they're likely to attract. However, if several weeks have passed with little interest, it's worth having a proper review rather than simply hoping things will improve. Your agent should be able to explain how many enquiries you've received, how many viewings have taken place, what feedback has been given and how your property compares with others currently available. If you've had a good number of viewings but no offers, it's worth examining the reasons. If there have been very few enquiries at all, look closely at the price and online presentation. The important thing is to make decisions based on evidence, rather than making repeated small changes without a clear plan.

If your property has been on the market for a while, it doesn't automatically mean there's something wrong with it. Sometimes, the right buyer simply hasn't come along yet. But if the interest has slowed or offers haven't materialised, it's worth stepping back and asking whether your current strategy is giving you the best chance of success. That might mean adjusting the asking price, refreshing the marketing, improving the presentation or taking a different approach to how the property is being sold. The longer a property remains available, the more important it becomes to understand why buyers aren't committing. Making sensible changes at the right time can help you regain momentum and move closer to achieving a sale.

At Mortlock & Joyce, we understand how frustrating it can be when your property isn't selling as quickly as you'd hoped. Our approach is straightforward: look at the facts, listen to the feedback and work out what needs to change. That means reviewing the asking price, looking at the competition, assessing the marketing and giving you honest advice about the options available.

Whether you're looking for a fresh valuation, a second opinion or a completely new approach to selling, we're happy to have a conversation about your property and your plans.

Has your property been on the market for a while without the result you wanted? Get in touch with Mortlock & Joyce for a no-obligation discussion about what's happening in your local market and whether a change of strategy could help.