Category: Home styling

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What to do when your home isn’t selling – 8 steps to boost your marketing

You did it: you found an agent you liked, who loved your home and valued it at a price you were happy with. They put together an impressive marketing plan and the ‘For Sale’ board has been invitingly positioned at the end of the drive for a while. It seems like you’ve done everything right, so why hasn’t your home sold yet?

Well, it could be a few different things. Some people believe it comes down to the price – and often that is a reason – but it’s not the only possibility.

So how do you find out what’s stopping your home from selling, and what can you do to kick-start some real interest?

  1. Check out the competition

Before you speak to your estate agent, it’s a good idea to gather some information about what’s going on around you. Have a search online for homes in the area similar to yours and see how they compare. What’s the presentation like and have they had to reduce their price? That should give you an idea of whether your marketing is along the right lines.

 

  1. Call your agent

Have an honest conversation about your concerns. Ask your agent why they think your home’s not selling and what can be done to get things moving in the right direction.

 

  1. Find out what people think of your home

Although the expertise of a good agent is invaluable, there’s also nothing quite like a bit of honest feedback. If your agent is on the ball, they should be asking everyone who views your home what they thought about it, then calling you to discuss whether any changes might need to be made to the marketing.

If viewers thought the price was too high, what was the reason? If they thought there was a bit too much work to do, is there something you could fix or improve yourself for very little cost? In short, is there anything you can do to address the feedback that will make your home more attractive to buyers so they start making offers?

  1. Could you improve the presentation?

Have another look at your home with a critical eye and ask yourself if it’s really looking its best. Your agent might already have offered their advice on how to style and present it for viewings, but maybe you could ask a friend to ‘view’ and give you their honest opinion about any positive changes you could make.

One important thing to think about is: do all the rooms make sense for a buyer? You might have a conservatory that’s become a toy store for your family, but when you’re trying to sell, you’ve got to make every bit of space appear as valuable as possible. So, put away the toys and show the real potential of your conservatory. You could style it as:

  • a sunroom, somewhere perfect for curling up with a book
  • a dining room that makes mealtimes a bit more special
  • even a second sitting room, to give parents and children their own spaces.

Likewise, if you have a small bedroom that you use as a walk-in wardrobe, pack away your clothes and stage it as a single room so that buyers can see exactly what value they’re getting for their money.

While the inside might be sparkling, you’ve got to make sure the outside always creates a great first impression so that buyers feel good about your home before they even walk through the door. Some people do a drive-by before booking an appointment to view inside, so keep on top of your home’s ‘kerb appeal’. Make sure the lawn, shrubs and plants are tidy; sweep the drive and path; give the front door a weekly wipe-down – and don’t forget your ‘For Sale’ board. Check it’s straight and clean, and report any damage to your agent so they can have it replaced.

 

  1. Refresh your marketing

Are the photos your agent took really showing your home in the best light? Do they grab your attention or could they be improved? Even if they’re already perfect, if your home’s been on the market for a couple of months and the seasons have changed, buyers will be able to see that your exterior shots were taken some time ago.

Having new photos taken is an easy and effective way to reinvigorate your marketing. Go for a bright, sunny day and get the front shot from a few different angles so you’ve got options for changing the leading image online every now and then. Ask your agent if they can film an up-to-date video tour, and check whether they’re using the best apps and software.

It’s also a good idea to update the copy in your advertising, particularly the headline, and make sure your home’s best qualities really stand out.

 

  1. Drop the price

To get the best possible price for your home, try all the above before you look at a reduction. Have viewers said it’s too expensive, or are other similar homes also having to drop their prices because there’s an oversupply at the moment? If you do decide to go for a reduction, make it worthwhile. As a general rule, if a home was going to sell within 5% of its current price, someone would have made an offer already, so bring it down to a level that’s genuinely going to get more buyers interested.

 

  1. Take a break from the market

If you don’t desperately need to sell, taking your home off the market for a little while can be quite effective, particularly if you come back with a new price, new photos and perhaps a new agent. Certain times of the year are quieter than others, and a good agent will know about seasonal and current trends and be able to recommend the best time to come back onto the market.

Taking a break doesn’t have to mean your home’s not for sale, just that it’s not actively advertised. Your agent can keep the details ‘under the table’ and still give them to people they think might be interested, so you don’t miss out on your perfect buyer.

 

  1. Switch agents

Sometimes an agent just isn’t the right one for you and your home. Perhaps they were enthusiastic at first, but now they don’t seem that motivated and you suspect they may have been over-confident with the price. Maybe they’re trying their best, but don’t have the right marketing skills. Or it could be that they’re simply not communicating with you.

Bottom line, it could be time for a fresh start with a new agent.

The relationship between an agent and their client is important – this is a significant transaction and you’re going to be working together to achieve the best possible sale. So, as well as making sure the agent you choose has a track record of selling homes like yours and a clear marketing plan, pick someone you really like. If they’re enthusiastic and positive about your home, they’ll pass that on to potential buyers and you’ll have the best chance of a successful viewing.

 

If you’re ready to move on to a new home and need a marketing boost to help sell your current one, call us on 01772 252136 or email info@stonehousehomes.co.uk and we’ll happily talk through what we think could make a real difference. No matter what the challenge is, there’s always an answer!

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Unique homes – how we value them accurately

As estate agents, valuing homes accurately is at the core of our business. We’ve got to price them at a level that attracts enough attention from buyers, while achieving the maximum sale price for our clients, and sometimes it’s a challenge – particularly when there’s not much to compare them to.

We value homes based on a combination of factors. We look at recent data, consider what we know about current market conditions, sprinkle in price per square foot, then use our expertise to judge how popular your particular home is likely to be with buyers.

While it’s relatively straightforward to value a home if a lot of similar ones exist, it can be much harder to put a price on a unique home. Deciding how much a particular view or architectural style is worth in a certain location is not an exact science, which is why it’s especially important to choose the right estate agent when your home is one of a kind.

 

 

Let’s look in a bit more detail at how we arrive at a market value:

Data on comparable homes

The first thing we need to know is the value of other homes that compare to yours – ones of a similar size, in a similar location, with similar features. While there are usually plenty of direct comparables for homes on estates or Victorian terraces, the challenge with unique homes, where there might be very little else like them, is getting as close as possible. The more unique the home, the greater the challenge!

We look at two types of data:

  • Sold prices: How much have comparable homes sold for in the last 3–6 months? If there aren’t many of them, we sometimes have to look back further in time, then calculate a likely current value based on average price increases. Sold price data from the Land Registry is the main source for surveyors when they make their reports for mortgage lenders, so it carries significant weight.
  • Current market prices. We look at similar homes for sale and consider:
  1. How long have they been on the market?
  2. What’s the current asking price?
  3. Has the price been reduced?

Generally speaking, we expect to agree a sale at within 5% of the asking price, but the longer a home is on the market, the less likely it is to achieve this.

Together, these two sources give us a ballpark price guide.

You might be wondering about online instant valuation tools, like the one we have on our site http://bit.ly/Stonehousevaluation , which use this kind of data to come up with a current price for your home. They’re becoming increasingly popular and can be useful if lots of similar homes have sold recently. But when it comes to unique homes, we find the results are often quite different to in-person valuations. There might only have been a handful of properties sold recently in the area that are even close to yours in size and style, and it’s almost impossible for a piece of technology to put an accurate value on a view or a one-off architectural feature. Data is certainly helpful in giving us a guide, but it’s by no means the whole story when it comes to unique homes!

One important thing for us to bear in mind is the ‘ceiling’ – the top price that comparable homes have sold for. If we value your home at more than this, there’s always a risk it might be too expensive, and when buyers think a home is overpriced, it tends to put them off. However, unique homes can often break through the ceiling and attract a higher selling price, simply because there’s nothing else like them.

 

 

Price per square foot

Not a commonly used valuation tool, but an invaluable one. It doesn’t take into account all the amazing amenities, like a stunning view, or even some disadvantages like a footpath right through a garden. Still, some buyers like seeing exactly how much they’re getting for their money.

Anything attached to the main home is included in the total price per square foot; however, most detached buildings aren’t, unless it’s an additional dwelling – a holiday home for example.

Price per square foot is different for each area. It provides a good general overview of what a home is worth. At least on paper.

 

Current market conditions

Prices depend on supply and demand. When there are fewer homes on the market, prices tend to go up as there’s plenty of competition from potential buyers. The best homes can often attract a ‘bidding war’ and end up selling for over the asking price. On the other hand, if there are fewer people looking to buy when more people want to sell, prices tend to fall. That’s because buyers have a good amount of choice and will be more tempted to try and get a bargain by making an offer below the asking price.

So, in order to put the right market value on your home, we need to know how many buyers out there are looking for a home like yours. Are similar homes selling quickly or is there an oversupply right now?

While unique homes are usually less affected by rises and falls in the market, it’s still important for us to know what’s happening, as it gives us a feel for how positive we can be with our valuation.

 

Our expertise

Taking all the above into account, we then have to judge how attractive your home is likely to be to buyers. We’ve got to look at the outstanding features and decide how valuable they are, then balance that with what we know about how much potential buyers are willing and able to pay. There might be lots of things that set your home apart, but would someone be willing to pay more for it than for its closest competitor, and how much more? This is where our experience really matters.

A lot comes down to how rare the features are, particularly when you’ve got a combination of them. For instance, if you have a beautifully refurbished Grade 1 listed home in a waterfront location, how many other homes like that are there in the area – more importantly, how often do they come up for sale? When a buyer knows that if they miss out on your home, they might not get another chance to buy something similar for another five or ten years, they’re usually willing to pay a premium. And it’s our job to know how much that premium is.

The final thing we need to consider is your own position. How quickly do you want or need to sell? If you’re not in a rush to find a buyer, we might think it’s worth being optimistic with the price, then we can always adjust it if needed. On the other hand, if you’d like to sell as quickly as possible, we’ll recommend a price that we’re sure will immediately catch your target buyers’ attention.

So, if you’ve got a unique home, choose an experienced local agent who’s got a track record of successfully selling one-off homes. Search online to see what’s sold locally in the past couple of months and take note of which agents have handled the more individual sales. They’re the ones who should be able to see the true value of your home, properly judge its market potential and then help you achieve the best possible sale.

If you’re ready to move or are currently on the market and haven’t yet had the response you’d hoped for, give us a call on 01772 252136 or email info@stonehousehomes.co.uk. We’ll be happy to chat through our tailored marketing approach for unique homes and, if you’d like to talk in more detail or have a valuation, we can arrange for someone from our team to visit you at home.

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Our top home styling accessories for 2021

It’s a new year – time to give your home a whole new look? If you’re selling your home, or planning to, our top home styling accessories for 2021 may help you make the right decisions to give your home a mini-makeover without breaking the bank.

And, now that the majority of us are ‘locked down’, you may have more time than usual to get new home accessories ordered online, even taking advantage of the New Year sale prices (if you’re quick!).

Home styling accessories can make even the most stale and tired rooms look new and on-trend again, so let’s dive into our seven top styling tips which won’t break the bank:

  1. Rugs

A large rug can transform a room, adding warmth and accentuating the room’s style. Rug trends in 2021 take a vintage turn. A simple flat pile with neutral tones echoing the room is on trend rather than thicker pile or geometric print. Avoid Persian inspirations unless you live in Downton Abbey.

You don’t have to spend a fortune either; decide on a budget and stick to it. You should be able to get a large rug, say 8’ x 4’, for under £150 if you shop around.

 

  1. Cushions

Cushions are a really easy way to provide an instant update to a room whilst adding colour, texture and interest. Again, the trends point towards a simple style: stay away from geometric prints and pictures.

2021 has an altogether cleaner look for accessories.

 

  1. Flowers

The finishing touch for viewings, adding scent and a sense of homeliness. Make sure arrangements are in keeping with the overall style of the house and the room.

If in doubt, keep the colours pale and the style simple with a vintage, minimal or Scandi twist.

 

  1. Toiletries

Toiletries for photos and viewings should be modern, elegant and the best you can find. Keep them eco-friendly and high-end – Acure, Tropic and Mu London are great options. Similarly, small, independent brands which are local to you are a nice touch.

Remember, keep these for viewings only – hide them after each one to keep them in pristine condition.

 

  1. Bedding

New bedding for all rooms, especially the master bedroom, is a great way to show off each space to the best of its advantage. Environmentally-friendly fabrics with natural tones are growing in popularity – keep a look out for a brand with an eco-friendly ethos.

Don’t forget vintage accents either – another key trend for styling a bedroom.

Two cushions and a throw on a bed will add that elegant touch of style without overcomplication.

 

  1. Towels

Buy some new ones and make sure no one uses them – they’re just for show! Pop them away with the toiletries after each viewing to keep them crisp and fresh.

White or neutral shades are best, a staple style for a bathroom. They should be in keeping with the bathroom itself to ensure it looks simple and clean.

  1. Mirrors

Mirrors have a real Scandi feel to them in 2021, alongside other wall hangings like art. Mirrors especially add a feeling of coordination and harmony to a room, along with reflecting light, making rooms feel more spacious.

On top of these trends, there are three bonus points which our experience has taught us to constantly keep in mind when styling a home – Things that never go out of style.

Things which, whatever the trends for the year are, should always be in focus:

  1. Keep things clean and clear

We’ve noticed that buyers prefer a clean palette of neutral tones. This gives them more opportunities to let their imaginations run wild with ideas for their new dream home.

  1. Create an atmosphere to aspire to

The more you show the incredible lifestyle your home offers, the more prospective buyers see themselves living there – whether that’s done by leaving a large glass bowl full of vibrant fruit in the kitchen, an elegant vase of delightful flowers in the hallway or a delectable cake which might tempt them to stay a bit longer for another slice.

Some relaxing, ambient music playing in the background and a cosy room lit by the soft glow of a lamp in the corner also adds a feeling of wonder to a viewing.

  1. Keep a critical eye 

Remember to look at each room with an objective viewpoint; remove or replace accessories that don’t add to the aesthetic of the area.

First impressions are everything.

We also recommend staying up-to-date on constantly evolving home styling trends. Try these high street and online retailers; their prices won’t break the bank either:

  • Next – An excellent range of bang-on-trend soft furnishings and home accessories at value-for-money prices.
  • Wayfair – Furnishings for every budget; they have a ‘shop the look’ feature allowing you to pull together items that match before buying.|
  • Tu by Sainsbury’s – Brilliant if you’re on a budget. There are several ranges offering affordable updates for every room in the house.
  • eBay – A fantastic resource for homewares, both new and pre-loved. Great for your budget and your carbon footprint

 

There you go! Our top trends and home styling tips for 2021. Which will you be giving a go? You can even go one further and research some more if you’ve got a little spare time during lockdown.

Get in touch today by 01772 252 136 or info@stonehousehomes.co.uk and we can provide you with specialist, expert advice to support you through your specific set of circumstances.

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Secrets of fabulous property photography – learn from the pros

We have all heard that first impressions count and never is this truer than when trying to sell your property. Not only will excellent photographs catch the attention of eager buyers, but by emphasising the lifestyle your home actually offers, a well-planned photoshoot is likely to draw in serious viewers who won’t waste your time.

So why not pinch a few tips and tactics from the world of professional photography to get your home ready for its market debut?

Lay the Groundwork

There is a lot to consider before inviting a photographer to take pictures of your house. Everything from the weather on the day of the shoot, to the quirks and features of your home, and even the experience of the photographer can influence the outcome.

While there isn’t a lot about these factors you can control, you do have the power to set the scene to achieve optimum results. Here are some expert tips to help you on your way:

1. Clear the decks ­

You can’t add inches to the size of your rooms, but poor lighting and clutter can certainly appear to shave them off when taking pictures. Avoid pictures of dingy corners or garish decor by thoroughly decluttering, polishing, and rearranging furniture as necessary to maximise the beautifying benefits of reflective surfaces and light. This way, you can be sure you’re displaying the full potential of every room.

Top Tip – Photographers are often tempted to use a wide-angle lens, which in some cases may mislead a viewer or make the room appear to have strange angles. Consider this fact when discussing the options on the day.

2. Shop for Props

Luxury homes in magazines elicit such desire because they have been expertly staged to hint at the lifestyle most people crave. No matter the size of your property, you can take a leaf out of these glossy publications and apply their style tricks yourself.

Here are some ideas for the different areas of your home that won’t break your budget:

Kitchen

Even if your kitchen isn’t fully bespoke, it’s always better to present it positively rather than avoiding pictures of it altogether. Help viewers imagine spending their days in the heart of the home by adding:

  • A wooden board piled high with rustic loaves of bread and delicious cheeses
  • Bowls of fresh fruit (strawberries, apples and limes work well)
  • Champagne and pastries
  • Flowers that chime with the home – wildflowers for a country farmhouse, or elegant lilies for modern properties

Living Areas

While people enjoy spending family time in the communal areas of the home, avoid displaying an array of toys or sentimental items in your photos. Many potential viewers may also find evidence of pets off-putting because of the damage they can cause to floors, carpets, and other areas of the property. Instead, opt for:

  • Pillar candles
  • Fresh flowers
  • High-end magazines and coffee-table books

Bedrooms & Bathrooms

At the end of a stressful day, we often want to unwind in our own private space. You can help ensure bedrooms and bathrooms seem warm and inviting by including:

  • Crisp, ironed sheets
  • Plump pillows
  • Fluffy white towels – for display only
  • Spa- and salon-quality toiletries

Outside Space

Even small lawns or courtyards can exude charm, aided by:

  • Tealights or church candle lanterns
  • A flowering plant as a table centrepiece
  • Hanging baskets in bloom

3. Communicate

You have likely lived in the property – No one knows your home as well as you do. By taking note of special features, attractive design elements, and favourite areas, you will have a useful brief to use as a reference point when discussing the upcoming shoot with your photographer.

Make sure that they receive a copy of the brief in advance to avoid confusion. It is also a good idea to request ‘lifestyle’ shots featuring your carefully chosen props, and ‘vignette’ photos that use doors and mirrors to frame key features or views attractively.

4. Time it right

Understanding the way your home presents on the compass will help you determine the best time of day to take certain shots. No one wants to see a gloomy exterior or a cold-looking garden, so your photographer may need to return in the evening to catch the sun to the front or rear of the property.

5. Be a co-producer

On the day of the photoshoot, make sure you are waiting in the wings to assist the photographer by removing distracting objects or adjusting the lighting. A good photographer will point out any potential obstacles for you to correct. Involving yourself in the process can reduce the chance of disappointment in the final result, so don’t be shy about getting stuck in.

6. Style to season

Spotting pics featuring flowers in full bloom in the middle of winter may make browsers question how long your property has been on the market. Autumn house hunters are also more likely to be drawn by a Yuletide scene than those who have just put the season of giving behind them and are desperate for sunnier days.

This may require refreshing your photos throughout the year to avoid giving buyers an excuse to put in a cheeky offer. The good news is that some images can be airbrushed to improve the scene – a service your photographer may provide.

7. Go pro

Don’t be tempted to cut corners by asking a non-professional to take some pics. A real pro will take their time and understands the need for ambience and the best way to set up a shot. This will save you a lot of heartache in the long run.

Delegate to the Experts

If the idea of doing so much legwork has you in a tailspin, why not leave the details of marketing your property to the experts? At AshdownJones, we pride ourselves on using a team of tried-and-tested professionals who will showcase your home to its absolute best. Call us for a chat on 01772 252136 or email us at karen@stonehousehomes.co.uk to learn how we can help you sell your property the right way.

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6 1/2 Simple styling secrets – to make a buyer fall in love with your home

You know your home looks good. You’ve chosen your estate agent, the photographer’s booked and you’re ready to launch.

But is there something missing….?

Let us help you transform your home from ‘market ready’ to ‘market ravishing’ with our home styling tips.

So, what is home styling?

Home styling is ‘fine-tuning’ your home so a buyer can imagine themselves living there.

Did you know that home styling can boost the number of viewings you get? The Home Staging Association reports styled homes are likely to sell three times faster than non-styled homes.

Our six (and a half) simple styling secrets guarantee to give your listing that ‘show home sparkle’.

Styling Secret #1: Scatter cosy cushions

For a great styling secret that won’t cost you the earth, start with cushions and pillows.

Pillows and cushions feature in rooms across the house. Learn the psychology behind cushion placement to transform your home.

Bedrooms are places in which we sleep and living rooms are where we lounge, stretch out and relax. As such, styling pillows and styling cushions need different approaches.

Three is the magic number and this works throughout our styling tips.

In the bedroom, keep it simple and laid back. Layer three sizes of pillows and cushions for effect. Start with crisp white pillows at the back followed by a contrasting cushion at the front. On point for hotel-style glamour.

Buyers love easy, neutral tones in living rooms, so if you love colour, save it for your cushions and throws. And if you haven’t updated your cushions and throws for a few years, now might be the time to treat yourself.

Styling Secret #2: Bowl them over with fruit

Food for thought…why not influence buyers with bowls of fruit?

Apples are a winning choice for several reasons:

  • Cost – apples are a bargain fruit, selling for as little as 10p!
  • Freshness – apples tend to stay fresh and attractive much longer than other fruits. This means you won’t have to make extra shopping trips to freshen up your display. (Top tip – when not on display, store them in the fridge to extend their appeal by weeks).
  • Symbolism – bright reds and greens are more than eye catching; they also symbolise health and vitality.

Also try oranges, or lemons and limes. But keep to only one or two varieties for maximum style and impact.

Styling Secret #3: Freshen up with flowers

Keep it simple, fresh and in keeping with the character of your home.

Remember to keep things balanced when it comes to home styling. Decide between a bowl of juicy Granny Smiths and a vase of sunflowers, instead of both.

Choose the right floral display for each area. A hand-picked posy is perfect for a country kitchen. Tall, tasteful lilies add elegance to a large dining table. Don’t forget bedrooms too – a mini-vase on a bedside table with a small sprig of seasonal flowers is a lovely touch.

Top tip: make sure to snip off the pollen from the stamens. Not only will this prevent stains, but it will keep your lilies flowering longer

Styling Secret #4: Tasteful toiletries

Don’t have the funds for a big-budget bathroom makeover? Don’t worry. Why waste money you could be spending on your dream home renovating the one you are selling?

Accessorising your bathroom can be simple, low-cost and fun.

Cast some mood lighting with scented candles. Grouped in glass holders by the bath and in alcoves, this looks great. Ensure they are lit for viewings to create a soothing atmosphere.

Pack your regular toiletries away out of sight. Indulge in luxury versions, for viewings only. The White Company and Molton Brown are both brands that have viewer appeal.

Styling Secret #5: Fresh towels

Freshen up the whole bathroom with new towels. Treat yourself to a set of brand-new white ‘viewings only’ towels and ask the family not to touch.

Check out photos of hotel bathrooms for ideas of how to present your fluffy white towels. Rolled or folded both work well and add a styled feel.

Depending on the size of your bathroom, there are many options. In smaller spaces, drape a folded towel over the rail.

Larger bathroom with fitted-furniture? These look great with a pyramid of rolled flannels stacked on the shelf.

Remember to stick to the rule of three on heated towel rails. Large bath sheet, medium bath towel, small hand towel.

Styling Secret #6: Add a rug

Play about with rugs to emphasise different areas of your home’s open-plan spaces. Placing a soft, fluffy rug in a living area helps to create a sense of relaxation and comfort. A hard-wearing rug under a table can define a dining area. If your rugs have seen better days, it may be time for an upgrade. After all, you can take them with you to your new home.

Styling Secret #6 ½: ask a friend!

Invite a trusted friend to be your home’s harshest critic, and to walk around with you as if they were a viewer. What jars, or stands out for the wrong reasons? Are any areas wasted, or cluttered? Do any rooms smell less fresh than you’d like? Ask your friend to be blunt, because your viewers will be. Listen with an open mind and make the changes they suggest; it could win you the sale.

If you want more tips on home styling, or are thinking about getting your home ready to go on the market, we’d love to hear from you – call us for a chat on 01772 252136, or send us an email at karen@stonehousehomes.co.uk. Whatever your plans, chatting them through, confidentially, can help.  We’d be proud to be part of your moving journey.