Capstone Road

Property Overview – Capstone Road, Charminster

• 📍 Location: Capstone Road, Charminster, Bournemouth
• 🏡 Property Type: Semi-detached house
• 💰 Guide Price: £380,000
• 📅 Listed: 15 January 2024
• 👀 Total Viewings: 20
• 📨 Offers Received: 6
• ✅ Sale Agreed: £390,000 (£10,000 over guide price)
• ⏱ Time to Agree Sale: 16 days

We listed at £380,000 (our vendor’s pinch point) on the 15^th of January, and we were immediately inundated with requests to view.  Starting viewings on the 15^th of January, right through to the 25^th Jan, carrying out 20 in total.

Our first offer came in on the 23^rd Jan, and we then went to Best & Final offers with the closing date being 29^thJan.

We avidly avoid any ‘bidding war’ situation… instead asking for Best & Final offers (within a set timescale – normally around 1 week).

Why? Because structured competition:

• Creates a calmer buying environment
• Allows buyers time to think logically
• Reduces fall-through risk caused by emotional overbidding
• Encourages buyers to submit their genuine maximum offer

This approach protects both seller and buyer - leading to more secure sales.

Let’s talk Figures:

Listing at a Guide Price of £380k, we had 20 viewings and 6 Best & Final offers, giving us a 30% viewing to offer ratio. This tells us we represented the property in full and accurately, i.e. we got the right people through the door.

Our highest offer was £390,250

Lowest Offer: £370k

Accepted Offer: £390,000

In these instances, when it’s quite close, or even the top few offers are quite close, the due diligence into each offeror’s position really comes into play. Ultimately, when choosing between offers, the advice we give vendors is to weigh it up on a Risk VS Reward basis.

By this, we mean the Reward (being the level of the offer) must be weighed up against the Risk (i.e. how likely is this to be plain sailing and go through… aka the buyer’s position, motivation for moving, size of their deposit, or any number of variables).

Our job is to do some digging, figure out the exact situations, affordability, etc and present that to our clients for them to make the decision. Every offer will carry risk, but it’s our job to present each offer along with the full story to allow our clients to make a fully informed decision.  

So, summing it all up –

The Strategy That Delivered £10k over Guide Price

Our approach is simple but consistently effective:

1. Price intelligently
2. Show everything
3. Attract the right buyers
4. Create structured competition
5. Let the market determine value

We've lost the arrogance that Estate Agents dictate market value.

What we do influence is the probability of achieving the best possible price by implementing a proven marketing strategy.

And sometimes, as with this Charminster home, that creates a significant positive gap between expectation and result.

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