Selling your home, holiday home, investment property or perhaps an inherited house or land can be daunting.  With so many questions and so much  – often conflicting – information out there (online or chats over the garden fence), it can be difficult to get straight answers.  When you are thinking of selling, straight answers are exactly what you need.  Property valuations that are too vague, or too general, or that carry lots of exceptions and exclusion clauses are just not helpful.  What you need is local insight that tells you not only the likely open market value of the property today, but more importantly, you need insights into local supply and  demand.  This is the difference between listing your property and actually selling your property – we’re guessing that once you have made the decision to sell, you want to get things moving!

Unlike when dealing with an investment or inherited property, the biggest factor in the decision to sell your home should not be market conditions.  Certainly, it is important to be aware of current market performance and undoubtedly, there are times when the market trends favour the buyer moreso than the seller, and vice versa, but none of this is more important than your personal, family and financial position.

As your estate agents, our first step  generally is to arrange to do a walk-though of your property.  This helps us to get specific in terms of the market valuation, but it does so much more than that. It is at this point where we use our experience and expertise to help you, as a seller, prepare your home or investment property for the market and a few weeks of viewings. Long gone are the days when sellers can list a property ‘as is’ just to test the market.  The rise in property technology, the increased pace of life and competition in the marketplace all mean that sellers usually only have one opportunity to impress potential buyers in person.  In fact, getting them inside the property requires great photos/videos/3D tours and great copy (which is why you need a great estate agent!).  For this reason, it is recommended that any little fixes around the house are done prior to getting the photographs taken for the brochure and online listing, and certainly before opening up the property for viewings.

Sellers must not underestimate the importance of preparing the property and this is equally true for the photography and video (or virtual reality tours) as it is for viewings.  A bright, airy and freshly painted entrance sets a positive tone for the rest of the home.  Stylish furnishings that are consistent with the age/type of property are great but a deep cleaning and decluttering session will go a long way towards impressing house-hunters – as will sparkling windows and neutral tones throughout.

For many people, buying and selling their home coincides with other big life events, like changing careers, getting married, starting/growing a family or perhaps downsizing as our children grow up and leave home.  This undoubtedly adds to the pressure, confusion and perhaps feelings of overwhelm.  As this is such a big decision, we understand the importance of getting it right.  Taking the time to discuss your overall plans will help your estate agent to guide you in the right direction.   It is never recommended to make quick decisions in reaction to sudden life changes, but sometimes it has to happen like that.  Having a good relationship with your agent will make the transition smoother.

If you are considering selling in the South Wicklow and North Wexford areas, call into one of our offices located in Carnew and Gorey and chat to any of our team or contact us online.  We are happy to facilitate overseas buyers and sellers via Skype or similar outside of regular office hours.

For specific queries or to speak with a local property expert about your buying and selling needs in Wexford, Wicklow and surrounding areas, contact Michael, Alan or Eileen Kinsella at kinsellaestates.ie . 

Email me directly on michael@kinsellaestates.ie or telephone : +353 53 94 21718       

The question of whether or not buying the show house is a good idea is an on-going debate and certainly, there are pros and cons but experienced buyers know that the long term advantages tend to out-weigh any of the short term disadvantages.

So, what are the disadvantages of buying a showhouse?

You might need to wait for a few months before closing and moving into the property.  In other markets, particularly in the US, a buyer might close the purchase and then agree to lease the property back to developer for the sales period, which could be up to two years.  This does not happen in the Irish market, in fact, most developments would only use their show house  for a few months or  a year for phase one.  It is common for developers to sell one show house and simply kit out another so two show houses in the space of a year or two years is not unusual and can work well for both the developers and the buyers.

Another perceived disadvantage is that the site adjacent to the showhouse is often used for car parking so it can be busy/noisy at times.  Again, this is a very temporary inconvenience.

As anyone who has ever bought a home in the early stages of a new development launch will know, the show house is highly sought after and generally commands a higher price.

What are the advantages of buying a showhouse?

There are multiple reasons for this but the main one is that the show house is generally finished to an excellent quality, beautifully styled and furnished with top end, luxury  brands that the developer writes off as a promotion and marketing expense so the full (trade) cost is not passed on to the new buyer.

Also, at a more basic level, all new developments up -sell ‘extras’  that a buyer can pay for if they want a higher specification throughout.  This is always demonstrated throughout the showhouse so  you can expect that it comes equipped with the highest specification available.

There is nothing standard about a showhouse.

The kitchen, including worktops and light fittings are invariably top quality.  This is also true of flooring, however, do remember that what is visually beautiful might not always be practical for families (cream carpeting comes to mind!).

In addition to the high-end finish, showhouses are a feast for interior design enthusiasts with opulent furnishings that a buyer might never be able to buy at the early stages of buying a home.  In most cases, the house is sold with everything included, right down to the bed linen, duvet covers and soft furnishings like cushions and table lamps.

Mirrors are a surprising expense for new homeowners and most showhouses use them throughout the house to enhance the light and space available.

Outside the house, the garden is usually architecturally landscaped in a low-maintenance finish (very important for busy families).

In the short-term, showhouses tend not to give new owners  the same teething problems as standard new homes as settling cracks are dealt with as they arise – the sales agent will always ensure the showhouse is kept in top condition throughout its use.  The same principle applies to snaglist issues.  These are generally dealt with as soon as they are identified.

For many buyers, the convenience is irresistible.  You can walk into your new home with a only suitcase and there’s no waiting around.

In the long term, as the glossy interior of any home fades over a few years, the showhouse quality will generally stand the test of time.

We are currently listing a former showhouse and the high-quality fit-out is still evident throughout.

1 Woodlands Drive, Gorey, County Wexford is a superb four bedroom detached home and garden, in excellent condition throughout (asking price €235,000).

Don’t you just love when summer arrives right at the moment it’s due?

It’s certainly a rarity in Ireland – although here in Ireland’s sunny South East we can boast the most hours of sunshine per year compared with any other part of the country.  That is probably why sales transactions soar in summertime.  In fact, in last weekend’s Sunday Business Post newspaper, a report on commuter counties placed both Wicklow and Wexford high on the list of buyers’ destinations, with recorded increases of 17% and 13% respectively.  Carlow, Kilkenny and Waterford have all seen reductions in demand over the last 12 months.  This makes for an interesting time in South Wicklow and Wexford county right now as demand increases by supply has yet to catch up.  House-hunters, especially those looking for family homes will need to widen their search areas/criteria and be prepared to engage in competitive bidding.

The real opportunity exists for sellers of second-hand homes and those thinking about bringing a residential property to the market over the next few weeks and months.

For existing sellers who are waiting for the right buyer to come along, it might be worth going through the tips below and freshening up their homes and perhaps update the property listing and photos online.

Tips for summertime property sellers:

1. The notion of ‘kerb appeal’ is a cliché but that doesn’t make it any less relevant. The initial impression that your home creates as a potential buyer pulls up is difficult to change so it’s important that the impression is the best one possible.   This applies to the photos that appear online also.  They should be clear, bright and clear of clutter.

2. As a rural estate agency, we understand the importance of giving good, clear directions to your home. Eircode has not been hugely successful but marking properties on a digital map makes it easy for house-hunters to use GPS when arriving for a first viewing. That’s our job.  As the seller, it’s your job to ensure that if your property has a house name or number, that it is clearly marked.  If would-be buyers get lost trying to find your property, by the time they arrive, late, they will be too stressed and frustrated to fully appreciate the presentation of your home.

3. The front door should be thoroughly cleaned or freshly painted and clear of dust and cobwebs. Choose the colour well, be sure to reflect the tone of your home for example, yellow for youthfulness, blue for calm and red for a warm welcome!  If possible, the entire front of the house should be freshened up but we understand that this is not always possible.

4. Following on from the point above, if resources are limited, allocate them wisely; concentrate on the areas that will have the most impact. For example, wash the windows and scrub or repaint window frames.

5. Tidy the front garden, sweep pathways, trim hedges and pull weeds. If flowers are not an option, invest in a few well thought out planters to add colour and to create an abundant feel.  Put wheelie bins away, out of sight if possible.

6. Treat your entrance like a room of its own with a good design, clutter-free, and with some light furnishing or focal piece – like a hall table with flowers (and nothing else!).

7. Once inside, continue the fresh, clutter-free theme and remove unnecessary, bulky furnishings. In fact, this might be the right time to start preparing for your impending move.

Here at Kinsella Estates, we offer a free sales appraisal and with this, we offer key suggestions about how to best present your property to suit the type of buyer your home is likely to attract.  Contact us directly to discuss your home and to arrange an appraisal.

For specific queries or to speak with a local property expert about your buying and selling needs in Wexford, Wicklow and surrounding areas, contact Michael, Alan or Eileen Kinsella at kinsellaestates.ie . 

Email me directly on michael@kinsellaestates.ie or telephone : +353 53 94 21718                  

It’s that time of the quarter again, lots of property news, results and price reports.  Daft.ie and MyHome.ie are showing average property price increases of almost 10% nationwide.  While the average increase is lower across County Wicklow, this is likely due to fewer transactions and those transactions are coming from an already-high value base.  County Wexford is picking up speed  and this has been one of the busiest quarters that we have seen in years.   In general, house prices are up 40% since the bottom of the market – which is great news for sellers and home owners whose property might be in negative equity but not so good for house hunters.

Added to the usual run of house price news, KBC Bank have published their Homebuyer Sentiment survey.  These type of survey is few and far between as ‘sentiment’ is more difficult to measure than percentages or euro, but the findings are usually more interesting.  And this one doesn’t disappoint.  Key findings include the following:

• Only 49% of Irish consumers are content with their current housing
• 23% are not in a position to purchase despite wanting to
• 28% are considering buying  within the next two years, with half of these actively house hunting
• Of those currently ready to buy,  less than a quarter are investors while the remaining buyers are an equal mix of first-time buyers and those trading up or down

The phrase ‘pent-up demand’ has been thrown around since the confusing days of 2011/2012 and the effects of this have been felt in the market for a few years.  Usually we think in terms of people who are either  looking to buy or to sell; this survey includes homeowners who are trapped in unsuitable and inappropriate housing.

Interestingly, the survey estimates (based  upon  their random sampling) that there are approximately 70,000 would-be buyers ready to hit the market, with a total anticipated demand of 300,000over the next two years.  While we have sufficient zoned land  in parts of County Wexford to deal with short-term future development, the same cannot be said for most of County Wicklow.

All of this activity and these findings are reinforcing the trend for home buyers to look further from the Capital as  they search for their future home.  Improved road infrastructure right through Wicklow from the M50 to Gorey, just over the Wexford border, makes a 45 minute commute possible from  smaller towns like Carnew, Shillelagh and Tinahely.  For people looking for a coastal home, Riverchapel, just outside the seaside town of Courtown, will be an increasingly attractive location.

To view a selection of the properties currently available, visit kinsellaestates.ie

For specific queries or to speak with a local property expert about your buying and selling needs in Wexford, Wicklow and surrounding areas, contact Michael, Alan or Eileen Kinsella at kinsellaestates.ie .  Alternatively, you can email me directly on michael@kinsellaestates.ie or telephone : +353 53 94 21718 to arrange any viewings.

Budget 2017 announced the Help-to-Buy scheme, which has proven controversial within the industry, to help intending first-time buyers to put together the deposit required to purchase or self-build their new house or apartment.

The scheme works by way of an income tax and DIRT tax refund, in respect of payments made over the previous four tax years. There are three types of applicants who can apply for the Help-to-Buy scheme, namely:  retrospective applicants or buyers whose contracts are signed between 19 July 2016 and 31 December 2016; first-time buyers whose contracts are signed between 1 January 2017 and 31 December 2019; and first-time self-build applicants building between 1 January 2017 and 31 December 2019.

Eligibility:

1. The buyer must be a first-time buyer, specifically, the buyer must not have either individually or jointly with any other person (directly or indirectly), previously purchased, or built a property.  Where more than one individual is involved in purchasing or building a new home, all of the individuals must be first-time buyers.
2. The house or apartment must be a new-build (may be self-built)
3. The purchase must be dated between 19 July 2016 and 31 December 2019
4. The property must have been purchased or built as the first-time buyer’s home and not acquired for investment purposes.
5. The property must be occupied by the first-time buyer, or at least one of the first-time buyers in the case of multiple first-time buyers (a group), for a period of five years.

How to apply:

• Registered for myAccount (PAYE) or ROS (self-assessed)
• PAYE taxpayers will need to complete Forms 12 (available through ROS) for the tax years selected for refund
• Self-assessed taxpayer will need to complete Forms 11 (available through ROS) for each of the four years immediately prior to the claim. Please not that any outstanding taxes must be paid.

    In order to apply for the scheme/refund, buyers must enter the following information online:

• Property details including address and price
• Details of each first-time buyer and refund agreed
• Developer/Contractor details or
• Details of the Solicitor if self-building
• Upload a copy of the signed
• Balance of the deposit to be paid
• Contract completion date
• Mortgage details
• For self-builders, proof of drawdown of the first mortgage tranche payment

All details must be verified by the Developer/Contractor in the case of a new build, or by the purchaser’s Solicitor in the case of a self-build, before the refund can be paid out.

  For further details on the scheme, contact the Office of the Revenue Commissioners

For specific queries or to speak with a local property expert about your buying and selling needs in Wexford, Wicklow and surrounding areas, contact Michael, Alan or Eileen Kinsella at kinsellaestates.ie .  Alternatively, you can email me directly on michael@kinsellaestates.ie or telephone : +353 53 94 21718 to arrange a viewing on our qualifying new builds.

Last chance to buy in the current phase

With the supply of new homes running low across the South East, it won’t surprise local house-hunters to see that only one house remains available in the current phase of Riverchapel Wood.
6 The Parade, Riverchapel Wood is situated within walking distance of the scenic Courtown Harbour and many leisure attractions. This developement has proven popular with both homebuyers and investors, with returns almost as attractive as the views!

Number 6 is a spacious three-bedroom semi-detached house in excellent condition throughout, with a bay window and double doors leading onto the rear garden;  Asking price €137,000.

For more details on the property, check out the listing on :- http://www.daft.ie/wexford/houses-for-sale/courtown/6-the-parade-riverchapel-wood-riverchapel-courtown-wexford-1354836/

For specific queries or to speak with a local property expert about your buying and selling needs in Wexford, Wicklow and surrounding areas, contact Michael, Alan or Eileen Kinsella at kinsellaestates.ie .  Alternatively, you can email me directly on michael@kinsellaestates.ie or telephone : +353 53 94 21718 to arrange a viewing.

Earlier this week someone asked me about ‘the selling season’ and I had to stop for a moment and think about it.  Certainly, there used to be a traditional selling season at the start of Spring but over the past decade this has definitely fallen away.

At the moment we are still effectively in recovery mode; while it is true the marketplace has improved and we are seeing a greater number of transactions, there is still a bit of uncertainly about.  Of course, reading newspaper reports about the Dublin market when you are trying to sell in rural Wicklow, Carlow or Wexford doesn’t help matters!

  There are lots of myths about when is the best time to sell but the truth is usually simpler; the best time is when the seller is ready.  Of course it’s great if supply and demand coincide but this is not always practical, or even likely.  Transactions happen throughout the year.  It’s certainly true that Spring is a popular time to sell as the days are getting longer, gardens are in bloom and people are generally around, without the interruptions of summer holidays and the distraction of Christmas.  But does that mean you should wait until after Christmas to put your home or investment property on the market?  Not necessarily.

Over the chaos of the past decade, savvy buyers have realised that Winter can be a great time to go house-hunting for many reasons.  Firstly, there are fewer competing buyers, secondly, there is a perception that sellers are eager to sell and therefore open to potential discounts.  Both of these reasons sound bad for sellers but perhaps not.  The truth is, if you need to sell your property this side Christmas, it might financially make sense to price it keenly.  If not, you are still assured that there will be fewer time-wasters turning up at this time of the year so while the number of would-be buyers viewing your property might be less than at other times, the quality and intention of those buyers who visit is likely to be stronger.   In fact, buyers tend to find the run up to Christmas quite frustrating as sometimes even active sellers with active property listings don’t allow viewing to take place over the festive season.  This is never a good idea.  Once your property is on the market, it needs to be accessible to finance-ready viewers.

So, my answer to ‘the selling season’ question is simple, sell when you are ready.  Trying to time the market will backfire if it’s not the right time for you and your family.  But if now is the right time, talk to the team here at Kinsella Estates and we will help get you and your property ready without delay.

With less than two months to go before the end of the year, it is certainly possible to attract a buyer although getting the conveyancing through this side of Christmas might be a challenge.  For many buyers and sellers at this time of the year, it is enough to reach agreement and sign Contracts for Sale so that both parties know their plans coming into the New Year.  So, if you are looking to bring your home to the market this side of Christmas, it will necessary to be prepared; let your conveyancing solicitor know to take up title deeds and prepare contracts straight away; have your home and garden looking its very best and, most importantly, be ready to accommodate viewings as soon as the property is listed.

For specific queries or to speak with a local property expert about your buying and selling needs in Wexford, Wicklow and surrounding areas, contact myself (Michael), Alan or Eileen Kinsella at kinsellaestates.ie . 

You can email me directly on michael@kinsellaestates.ie or telephone : +353 53 94 21718     

Over the last few years we got to learn a lot more about the property market than ever before.  We have websites like Daft.ie listing most properties for sale around the country together with the asking prices, we have the National Property Price Register telling us achieved sales prices and, most recently, the CSO has started including cash purchases rather than just reporting on mortgaged property transactions.  All of this is helpful, it improves transparency in the marketplace and that’s good for everyone, not just buyers and sellers but us agents too!  The only problem is that most of  the statistics are coming from the sale of town houses and apartments.  It is much more difficult for rural homeowners to gauge the value of their home and particularly if their home has lands adjoining.  For rural homeowners thinking of selling, definitely talk to us and we can let you know about recent sales, achieved prices locally and current ready buyers in the market.

For rural properties, often times, there  are fewer interested buyers but this is not necessarily a bad thing.  It can mean less time wasting as only very interested parties tend to view.  Of course, this also means that it is crucial to get the listing, marketing and presentation right from the start.  It’s a cliché that there is only one opportunity to make a first impression but it’s also true.  A disappointed house-hunter will rarely re-visit or re-consider a property that they have already ruled out just with the promise of a clean-up or painting job.

When I or any of the team here at Kinsella Estates visit a home (before listing it for sale) we will always give feedback on the current presentation and give advice on any changes or cost-effective improvements that are likely to either increase the value of the home or increase the attractiveness of the property to buyers.

When it comes to doing this suggested work, we can always advise on what repairs or maintenance are necessary or those that will generate a return.  It is not about renovating your home prior to sale, this is unlikely to ever make financial sense for homeowners.

Ways to prepare your rural home for sale is to put together area and property maps, good quality photos if you have them although we will always take professional quality images for the sales brochure, and definitely compile a list of contents included in the sale.  We will always position a rural property by giving driving distances to the next largest towns, as this helps potential buyers who might be unfamiliar with the vicinity to decide if the location works for them.  As part of our online listings, Kinsella Estates will accurately pinpoint your location on Google Street View (an interactive satellite map) so that interested buyers can find your property, also, they can get a sense of where it is in relation to neighbouring towns.

In my experience, including proximity to local schools, clubs and other facilities is helpful.  We understand that no-one knows the property as well as the owner so we will listen to what you have to tell us and then package that information for interested viewers.

While it might sound a bit unusual, I advise sellers to put together the most recent utility bills, bin collection information and any other relevant information that a prospective buyer would need to know about the running of the property.   In recent years, buyers are aware of new septic tank regulations and will certainly be looking for evidence of compliance as standard.  Internally, a clutter-free environment is the most important thing.  Neutral decor is generally a safe bet, buyers don’t mind an older or dated property provided they can see the potential and the best way to show people potential it to empty it as much as possible.  The practice of clearing your home prior to sale is not just good for presentation, it is also a great way to get a  head start on moving!

Do not underestimate the power of curb appeal; in truth, the first impression is made as the house-hunters turn into your laneway or drive.  With that in mind, keep hedges trimmed, mow lawns and most importantly, remove junk from around the house and sheds.  Potted plants can brighten up any yard so this is an easy way to improve the overall impression.  Also, give the entrance pillars a coat of paint, remove weeds and make the drive accessible for multiple cars, if possible.

Even animal lovers will panic of they are greeted by a pack of barking dogs upon arrival; please ensure that all pets are under control during viewing times.  Similarly, if you have animals in paddocks around the home, do let us know about any special precautions needed when showing people around.

Finally, because rural homes are unique, please do understand that interested buyers are likely to have lots of questions, they will want the view the property more than once and will probably take a bit longer to make a decision.  Remember this is all leading to you finding the right buyer (or letting the right buyer find you and your home!).

For specific queries or to speak with a local property expert about your buying and selling needs in Wexford, Wicklow and surrounding areas, contact myself (Michael), Alan or Eileen Kinsella at kinsellaestates.ie . 

You can email me directly on michael@kinsellaestates.ie or telephone : +353 53 94 21718     

The Property Industry Ireland (PII, a lobby group of IBEC) have issued a industry report looking at the impact a new government (when we get one!) will have on the property market.  The report is called ‘The First One Hundred Days in Housing’ and predicts that the number of new homes delivered in 2017/2018 will be determined by policy decisions made within the first three months of the new Dail.

If this is true, then the entire country will be watching with interest as low supply is the single greatest challenge in the marketplace at the moment. This is particularly true in Wicklow although Wexford is starting to see some new developments completing and coming on stream. Here at Kinsella Estates, we are delighted to be launching a new scheme shortly, you can register your interest with us by email Michael@KinsellaEstates.ie and we will release details shortly.

The lack of housing supply means that people are stuck. Owner-occupiers are stuck in so-called ‘starter homes’ that are badly needed for the private rental market; first-time buyers have mortgage approvals ready-to-go but cannot find suitable new homes and large home-owners are unable to trade down when the time comes as there are no local homes available. This has a knock-on effect for social housing locally and the rental market in general. The obvious solution is to make more new homes available and that is what is need now from government. Given uncertainty surrounding who will be our new Taoiseach, it is difficult to guess how the Cabinet will be made up. If priority is given to social housing, then delivery is likely to happen where the housing lists are longest, for example, in Dublin.  However, if priority is given to first-time buyers, then delivery will be focused on delivering affording houses along the commuter belt, for example Wicklow.

Since 2009, the construction industry has delivered significantly less housing units per year than were needed. Seven years on, the shortage has reached crisis point. We can see this every day with the level of enquiries we get from  buyers who are frustrated with the lack of choice out there. For people who are considering selling their home or investment properties over the next few years, it makes sense to do so before new supply starts becoming available over the next 12-24 months. If this is something that you have been thinking about, you can speak with me directly on Tel: +353 53 94 21718 and I can talk you through local supply and demand in the immediate area.

The PII has made several recommendations to the impending new government, calling for the  appointment of a cabinet level minister with oversight for housing, infrastructure and planning policy. At the moment this position is at the level of junior minister. A cabinet level minister would report directly to the Taoiseach. They have also called for emergency planning and development legislation (for three years) to fast-track new private and public housing developments through the planning process. It also recommends a review of the tax-base of property, taking in the local property tax (LPT), stamp duty, VAT and development levies.

I would love to hear your thoughts on these recommendations – do you have any to add to these, whether as a future buyer, seller, investor or developer in the Wicklow/Wexford area?

For specific queries or to speak with a local property expert about your buying and selling needs in Wexford, Wicklow and surrounding areas, contact Michael, Alan or Eileen Kinsella at kinsellaestates.ie.

Alternatively, you can email me directly on michael@kinsellaestates.ie or telephone: +353 53 94 21718

Michael Kinsella’s top ten tips for sellers:

1. Commit to selling – Make decision, know your bottom price

This might sound strange but often times people bring their home to the market, not really sure if they want to sell or whether now is, in fact, the right time. This is always a recipe for disaster. Uncommitted sellers tend to value their own home disproportionately high, they are generally not accommodating when it comes to viewings and not flexible when negotiations start. There can be no winners in this scenario so the best advice that I can give would-be sellers to to do their research, then make a decision and stick to that decision unless circumstances change. The main challenge of being an uncommitted seller is that if when you finally make the decision to accept any offers, the buyers might be gone. Second changes are rare in a recovering market.

2. Know your buyer

Once the decision to sell has been made, it’s important to figure out who your buyer is likely to be as this will help to determine pricing and targeted marketing. In most areas outside of Dublin, there is very little overlap between the types of property that a home-buyer (first-time buyer or those trading up) or and investor will consider. Budget plays a part in this but the other considerations are property type i.e. house or apartment, or location i.e. town, country or outskirts of town.  Knowing who your buyer is likely to be makes marketing the property more straightforward and increases relevant enquiries quickly.

3. Price it right

Property valuation is actually quite different to pricing a property to bring to market. There has to be some element of strategic thinking involved. Depending upon the local supply and demand, it might make sense to start at a lower price to garner as much interest as possible from as many different buyers as possible. The higher the number of bidders, the better chance of achieving a strong price.  On the flip side of that, it is important not to price too low so that prospect buyers are put off by some perceived ‘flaw’ or reason for the cheap price. This is particularly true when it comes to home buyers, who often equate price with value i.e. a higher price means better quality, but this is not always true.

4. Present it well

I mentioned earlier that there are no second chances and this is always true for first impressions.  It can be tempting just to bring your home to the market as is just to ‘test the marketplace’, with the intention to carrying out any upgrading works if and when they are needed. My best advice here is to resist this temptation. As a general rule, home buyers will not revisit a property they have already viewed and ruled out due to lack of appeal. The one exception to this is a substantial price drop but this is a very costly mistake to make. You really do only have one chance for your home to make a good first impression, don’t blow it for lack of a coat of paint!

5. Carry out necessary work

Following on  from my point above, if a property needs clearing (most do) and a fresh lick of paint, do it prior to coming to the market.  Similarly, small fixes like cupboard doors with loose hinges or dripping taps should be rectified before starting viewings. It is amazing the tiny details that house-hunters focus on when viewing a property. Quality fittings, like new door handles and freshly varnished door/doorstops will generate a positive feeling with potential buyers. I am not suggesting that you need to rip out your bathroom but a new set of mats might just help.

6. Neutralise the decor

Too many home-owners are confused about the difference between a property with character and a property with the owns personality stamped all over it. Character is good, excessive personality – usually demonstrated by shocking pink bedrooms or nude art painted in the bathroom – will rarely help home buyers imagine their own future lives in the home. There is a time and a place for tasteful minimalism and selling your home is both the time and the place.

7. Get the best photos

Now that you have your home looking great and de-personalised, it’s time to capture it in its best light. Even great properties need great photographs to make them stand out on-line. The trick here is not to try photograph the entire room in one shot but rather showcase beautiful features that would be lost in a wide room shot. Help potential buyers find the beauty in your home.

8. Timing isn’t everything, but it helps!

In the past, property was relatively seasonal in that there were quiet times and busy times; however, since the property crash and as the market recovers, seasons have gone completely out of the window.  It is true that investors and ready buyers will buy at any time. Having said that, home-buyers, particularly those with school-going children will generally start looking to the market in March/April time for a summer move. This is a great time to launch a family home on the market to a captive audience.

9. Be flexible

The most frustrating part of selling your home is that you can do everything right and still the right buyer hasn’t come along. If you find yourself in this position, it is worth re-evaluating the price, presentation and marketing of the property. While it is a cliche to say that you only need one buyer (provided that it is the right buyer!) this is true. Remaining flexible gives your property the best chance of sale.

10. Eliminate legal delays

Finally, have title deeds taken up (if with your mortgage lender) and have them delivered to your conveyancing solicitor prior to sale agreeing your home so that contracts can be prepared and ready for when the right buyer (and the right offer) comes along. This will give your solicitor the opportunity to spot and resolve any legal issues, and essentially to pre-empt any queries that the purchaser’s solicitor is likely to raise, before they become a cause for delay.

Remember that all-important ‘curb appeal’ to tempt buyers in.