Autumn viewing calendar is open. Thursday evenings and Saturday mornings, booked by the half hour.
Reserve a slotElmsworth Green · Harbour Quarter · Oak Row · Fennel Hill
Amber Orbit is a two-person agency. We value, photograph, write and list every property ourselves, and we conduct every viewing in person — so the agent who walks your rooms at the valuation is the one who hands over the keys.
We only list where we can reach a viewing on foot: Elmsworth Green, the Harbour Quarter, Oak Row and Fennel Hill.
Half-hour slots, accompanied, with written feedback sent to you the same day rather than at the end of the week.
Enquiries, viewings booked, offers and what we would change next — in plain language, in writing, on file.
What we take on
Pick the lane that matches what you need. Each one is quoted in writing before we photograph anything, and each one is run by the same two people.
Valuation with comparable evidence you can read, launch price agreed in writing, photography and floorplan, accompanied viewings, offer checks and chain management through to completion.
Rental assessment, referencing and right-to-rent checks, deposit protection, a compliance diary for gas and electrical certificates, and a single point of contact for repairs.
We work the other side of the table: a written brief, early sight of what is coming to market, condition notes after each viewing and negotiation on your behalf.
On the market now
Guide prices are set with the owner before launch and are not moved quietly. Anything with a known snag is listed with the snag.
Viewings Thursday
Oak Row
Guide price£465,000
No onward chain. EPC D, with a costed list of the three improvements that would move it to a C.
Book this viewing
New this week
Harbour Quarter
Guide price£312,000
Share of freehold with lift access. Service charge accounts and the sinking fund balance are on file to read before you offer.
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Viewings Saturday
Fennel Hill
Guide price£689,000
Garage conversion completed with building control sign-off. Drawings for a rear extension are included, unapproved.
Book this viewingNot the right street? Tell us the brief and we will send the ones that fit before they are advertised, rather than adding you to a list.
How a sale runs
Most sales in these four neighbourhoods follow this shape. If yours needs longer at any stage, we say so at the valuation rather than at week four.
Week one
About 45 minutes in the property, then a written range with the comparable sales it came from.
Week one
Shot in the best light for your aspect. You approve every image and every line before launch.
Week two
Listed to the portals and to our own brief list, with the first accompanied block booked in.
Weeks three to four
Proof of funds, mortgage position, chain length and solicitor confirmed before we recommend anything.
Week five onward
Weekly written updates until completion, chasing searches and enquiries on both sides of the chain.
Fees and inclusions
Figures are agreed in writing before any marketing begins. Nothing below is charged separately unless we have asked you first.
| Detail | Guided sale | Let and manage | Buyer search |
|---|---|---|---|
| Fee basis | Percentage on completion, fixed in writing before launch | Monthly percentage of rent actually collected | Retainer, offset in full against the fee on purchase |
| Photography, floorplan, EPC | Included, licensed to you permanently | Included at first letting and at re-let | Not applicable |
| Viewings conducted by | Us, in person, never unaccompanied | Us, with referencing started the same day | Us, alongside you, with condition notes |
| Reporting | Written update every Monday | Monthly statement and a compliance diary | Shortlist note after each viewing round |
| Agreement term | Eight weeks, then rolling with two weeks’ notice | Per tenancy, cancellable between tenancies | Three months, extendable by agreement |
Questions
From completed sales on comparable streets, not from asking prices. You receive the list we used, the adjustments we made for condition and aspect, and a range rather than a single number. We then agree the launch figure with you in writing. If the market tells us the range was wrong, we say so in the Monday note and give you the options.
Nothing structural, and please do not redecorate. It helps to have the EPC if it is still valid, the lease and service charge statements for a flat, building control sign-off or guarantees for any past work, and a rough idea of the timing that suits you. Half an hour of tidying is worth more than a weekend of work.
Ourselves, always accompanied, in half-hour slots on Thursday evenings and Saturday mornings. That limits how many properties we can hold at once, which is deliberate. Feedback is written up the same day and sent to you, including the unflattering parts.
Proof of funds for the deposit, a mortgage in principle from a lender rather than a broker’s estimate, the length and status of their chain, and confirmation that a solicitor has been instructed. We put that summary in writing next to the offer so you are comparing positions, not just numbers.
A valid gas safety record renewed annually, an electrical installation condition report within its five-year window, working alarms on every storey, deposit protection within 30 days, right-to-rent checks with the correct follow-up dates, and the prescribed information served on time. We keep the renewal dates in a diary and book the work before certificates expire, not after.
The sale agreement runs for eight weeks, then rolls with two weeks’ notice. There is no exit fee and no charge for work already done. The photography, floorplan and copy are licensed to you, so you can take them with you wherever you go next.
Valuations and viewings
One form, one reply from a person who has walked the road. No automated valuations and no follow-up sequence.
We reply the same working day, or the next morning if you write late.
We confirm a half-hour viewing slot, or a 45-minute valuation visit.
You get the written range or the feedback in writing, whichever applies.