Timing

So when is the best time to sell?

 

There are “pro’s and con’s” to property selling at any time of the year, but there is no absolutely right or wrong time.

The simple fact is that the best time to sell your property is when it suits YOU best. If you are ready to sell at a particular time, then that is the time you should sell. With helpful advice from us, you can achieve an outstanding result at any time of year.

 

Presentation

As there is no second chance to make a first impression on a buyer, we have prepared a list of maintenance and simple preparation items that if completed, will maximize the sale price and the salability of your home. 

Please speak to our Sales specialist if you would like assistance or a recommendation for a tradesperson to assist you. We will also provide specific advice in relation to how to best present your property.

 

Exterior

 

 

Gardens / lawns

Weeding, pruning and mowing lawns will enhance the external appearance of your property – your front yard creates a strong impression on buyers.  Adding mulch can reduce the regrowth of weeds, and freshen your beds.  You can even bring in some outdoor pot plants to fill any bare spaces (borrow or hire if budget is tichg).

Entrance

Make sure your front path is tidy!  At the entrance, clean walls, skirting boards, floors and decorate with plants/soft furnishings. Visitors will often take off their shoes and loiter here so make sure your entrance looks inviting and tidy both outside and inside.   Make sure the doorbell works.

Clean / paint / repair fences

Cheap and easy, this may be the first thing a buyer sees. A fresh coat of paint or once-over with a water-blaster, ensure any missing or damaged palings are replaced

Pressure clean driveway, paths, balconies or decks

Hire a pressure cleaner with a connection for the driveway and get into it. Make sure you check water restrictions first (or a bucket and scrubbing brush will have to do)!

General tidy

Clear away any tools, hoses, toys and rubbish outside, it’ll make a difference.  If you’ve got somewhere to hide your wheely bin, make sure this is out of sight.  Make sure the letterbox is not overflowing with junk mail.

Paint / wash house

Check over your cladding, guttering, spouting, soffit and roof. It may be too expensive to repaint your whole house, however consider a fresh coat on some key features at the front of your home such as your front door.  At the very least, ensure your door is spotlessly clean.

Windows

Wash all windows inside and out. Some contractors will do your whole home for a very reasonable rate.  If you don’t have the time or budget to do them all then focus on main windows in the kitchen, lounge and anywhere with a view.

Foundations

Check for moisture or borer then remedy – this will be the first place a building inspector will look.  If you have an older home, or have had previous termite or damp problems it may be worth engaging a building and pest inspector to check over your home now – it may save you time and money (and possible heartbreak) if problems are discovered by a buyer!

 

 

Interior

 

 

Flooring

Clean all floors, professionally clean carpets if necessary.  Check for cracked tiles, worn/stained carpet and areas where vinyl is lifting and repair.  Replacing old or stained carpet can be an affordable way to bring new life into your home.  Light coloured tiles will make a space seem more open and bright.

Wash / paint walls

Wash walls, door and window framing and skirtingboards with sugar soap and consider re-painting if necessary.  If painting, consider neutral colour schemes.

Bathrooms

Clean thoroughly, remove mould, tighten leaking taps, de-humidify if necessary, replace old shower curtains.  Make sure all mirrors are gleaming, and ensure towels are clean.  Put away small appliances and personal items such as hair dryers and makeup.  Ensure toilets are clean, well ventilated and add slow release air fresheners if necessary.

Kitchen

Clean thoroughly, tighten taps, de-grease oven and range hood, check walls and ceiling for cooking splatter, clean and empty rubbish bin and fridge with baking soda or vanilla essence. Keep fresh fruit or flowers somewhere prominent for colour and fragrance (make sure you replace as needed).

Living areas

Dust, clean, de-clutters personal effects, excess furniture and family photos.  Ventilate these rooms as much as possible.  Make sure all TV and stereo wiring is out of sight.  Reorganize bookshelves if cluttered.

Bedrooms

Dust, vacuum, keep beds and wardrobes tidy, de-clutter personal effects (such as photos).

Garage

Clean flooring, de-clutter, remove cob-webs and TIDY – a garage is important to buyers (especially males) and should look good (and spacious not cluttered).

Fixtures and fittings

Check doors and windows open/shut properly and replace blown bulbs. Replacing door knobs, handles, light switches and socket covers can be an affordable way to modernize your home.

Windows

In addition to cleaning all windows, ensure the window sills have also been wiped over.

 

 

 

Add-ons for achieving the best result

 

Fragrance

A natural fragrance will help to mask rubbish, smoke, pet and cooking odours. Combine a natural fragrance and ventilation to ensure a pleasant aroma.

Temperature

Keep your house warm in winter and cool in summer – your home’s internal environment will be noticed immediately by buyers.

Lighting

Natural light is best, so open all curtains and blinds or go for warm lighting (halogen bulbs) in areas with little natural light.  A light room looks more spacious, so leave all doors open and add mirrors if necessary.

Display

Flowers, fruit and indoor plants are pleasing to the senses and help air quality.  Keep flowers fresh

De-personalise

Remove as many pictures and personal items so buyers can visualise the property as their own this includes the fridge.  Lock away valuable items in a safe place.

Make plans

Buyers feel more at ease when the seller is not at home. Your Mint Property agent will ensure the inspection goes smoothly and will report back to you. 

The four-legged family

Remove as much evidence of your pets as possible, try and take them out of the home with you during inspection periods.

 

 

Methods of Sale

There are two popular methods of sale as follows:

 

Private treaty (Sale)

When you sell your home by private treaty, you set a price and the property is listed for sale at that price. In general, the price is negotiable with the seller often asking a higher amount than they expect to sell the property for, and the buyer making an initial offer much lower than the asking price.

The process of a sale by private treaty offers the following benefits:

a.       greater control over the sale

b.       time to consider offers by potential purchasers

c.       the ability to extend the time for which your home is for sale indefinitely

d.       potential purchasers must make offers for your property 'blind', without knowing what other buyers think it is worth.

Selling privately is often just as tense as a public auction, and you will be faced with important decisions when you are presented with offers which are lower than your asking price.

There are risks with selling by private treaty which also should be considered:

a.       if the price you set is too high, your property may not sell

b.       if the price you set is too low, you may miss out on maximizing the selling price.

You should also be aware that when a property is sold by private treaty, the buyer has a five day cooling-off period during which they may withdraw from the sale.

 

Auction

To sell through an auction process, the amount you want for the property is generally not revealed to potential buyers who are encouraged to attend the auction and bid for the property against other potential buyers.

Auctions have become an increasingly popular way to sell or buy residential property, but before you decide to go down that path, do your homework and familiarize yourself with the process and what it involves.

Before the auction, you are required to advise the agent what you nominate as the reserve price, this is the lowest amount you are willing to accept for your property which is usually not told to the prospective buyers. If the highest bid is below the reserve price, the property will be ‘passed in’. you will then either try and negotiate a price with interested bidders or put the property back on the market.

If the bidding continues beyond the reserve price, the property is sold at the fall of the auctioneer’s hammer.

The successful bidder must sign the sale contract and pay you a deposit on the spot (usually 10%). There is no cooling-off period for anyone who buys a property at auction.

 

Each sales method has its own advantages and please speak to us about the benefits of each method and we will find a best suitable one to fit your won situation.