Present the Property Properly Before You Market It.
A practical guide to preparing, styling and presenting a property so it photographs well, appeals to buyers and supports a stronger campaign.
Buyers form opinions quickly.
Before they think about price, they notice:
- Cleanliness
- Space
- Light
- Furniture
- Gardens
- Maintenance
- Smell
- General presentation
Good presentation does not mean making every property look like a display home.
It means helping buyers see the property clearly and understand how they could live in it.
Start with the basics.
Before discussing styling, make sure the property is presented properly.
Check:
- Floors are clean
- Benches are clear
- Beds are made
- Bathrooms are tidy
- Personal items are reduced
- Gardens are maintained
- Rubbish is removed
- Windows are clean
- Lights are working
- Minor repairs are completed where practical
These basics often make more difference than expensive styling.
Decluttering usually comes first.
Too much furniture or personal material can make rooms feel smaller.
Ask the vendor to remove:
- Excess furniture
- Large collections
- Personal photographs
- Extra kitchen appliances
- Children's clutter
- Unused items
- Packed storage areas
The aim is not to remove all personality.
The aim is to make the property easier to see.
Furniture placement matters.
Sometimes the furniture is fine, but the layout is not.
A room may feel smaller because:
- Furniture blocks walkways
- Too many pieces are being used
- Large furniture dominates the space
- The layout hides a feature
- The room's purpose is unclear
Simple changes can improve the way the property photographs and feels at inspections.
When styling may help.
Professional styling can be useful when:
- The property is vacant
- Existing furniture is dated or oversized
- The home has an unusual layout
- Buyers may struggle to understand how rooms can be used
- The property is being positioned at the higher end of the market
- Strong photography is important to the campaign
Styling can range from a few selected items through to full furniture installation.
It does not need to be all or nothing.
Partial styling.
Partial styling may be enough where the vendor already has suitable furniture.
A stylist may add or change:
- Cushions
- Artwork
- Rugs
- Lamps
- Bed linen
- Dining chairs
- Decorative items
- Outdoor furniture
This can improve presentation without replacing everything.
Styling a vacant property.
Vacant properties can sometimes feel smaller and less inviting.
Furniture can help buyers understand:
- Room size
- Furniture placement
- Dining areas
- Bedroom proportions
- How open-plan spaces work
A furnished room gives buyers a visual reference.
Vacant properties do not always need full styling, but it is worth considering.
Focus on the rooms buyers care about most.
If the budget is limited, prioritise the strongest areas.
These may include:
- Living room
- Kitchen
- Main bedroom
- Dining area
- Outdoor entertaining area
- Entry
You may not need to style every room.
Spend where the presentation will have the most effect.
Street appeal matters.
The campaign starts before the buyer reaches the front door.
Check:
- Lawn
- Garden beds
- Front fence
- Path
- Letterbox
- Front door
- Exterior lighting
- Driveway
Simple work such as mowing, trimming, pressure cleaning and removing clutter can improve the first impression.
Small repairs can be worthwhile.
Minor maintenance issues can distract buyers.
Examples include:
- Loose handles
- Dripping taps
- Broken light fittings
- Damaged flyscreens
- Chipped paint
- Doors that do not close properly
- Missing cupboard handles
Not every issue needs to be fixed.
Focus on visible problems that make the property feel poorly maintained.
Do not automatically recommend a renovation.
A vendor can easily spend too much before selling.
Large improvements should be considered carefully.
Before recommending major work, ask:
- What will it cost?
- Will buyers value it?
- Is it likely to improve presentation?
- Will the vendor recover the expense?
- Will it delay the campaign?
- Could buyers prefer to make their own changes?
Sometimes cleaning and presentation are enough.
Presentation needs to work in photos.
The property has to look good online before buyers see it in person.
Before photography, walk through the home and look for:
- Cluttered surfaces
- Dark rooms
- Poor furniture placement
- Too many decorative items
- Untidy outdoor areas
- Distracting personal items
What feels acceptable in person may look untidy in a photograph.
Prepare for every open home.
Good presentation should continue after photography.
Before each inspection:
- Open blinds and curtains
- Turn on lights where needed
- Remove rubbish
- Make beds
- Clear kitchen benches
- Tidy bathrooms
- Put away washing
- Clean pet areas
- Check outdoor spaces
The property should look consistent with the marketing photos.
Be careful with smells.
Strong smells can affect buyer reaction.
Common problems include:
- Pets
- Cooking
- Cigarette smoke
- Damp
- Strong cleaning products
- Heavy air fresheners
Fresh air is usually better than trying to cover a smell.
Think about the likely buyer.
Family home
Focus on:
- Living space
- Bedrooms
- Storage
- Backyard
- Dining
- Outdoor entertaining
Apartment
Focus on:
- Space
- Light
- Layout
- Balcony
- Storage
- Low-maintenance living
Downsizer property
Focus on:
- Easy movement
- Main living spaces
- Storage
- Outdoor areas
- Low maintenance
Investment property
Keep the presentation clean and simple.
Show:
- Condition
- Layout
- Bedrooms
- Kitchen
- Bathroom
- Parking
- Practical features
Explain the value to the vendor.
Do not tell the vendor they need styling without explaining why.
For example:
“The aim is not to make the property look different. It is to make the rooms easier for buyers to understand and improve how the property presents in the photography.”
Or:
“The home already has good furniture. I would focus on decluttering, changing a few pieces and improving the outdoor presentation rather than paying for full styling.”
This shows the vendor that the recommendation is based on the property, not a standard package.
Avoid unnecessary spending.
Presentation can become expensive quickly.
Before recommending any cost, ask:
- What problem are we trying to fix?
- Will buyers notice the difference?
- Will it improve the photography?
- Can the same result be achieved for less?
A clear reason should sit behind every recommendation.
Give the vendor a priority list.
A long list of jobs can overwhelm a vendor.
Break the work into three levels.
| Priority | Example |
|---|---|
| Do first | Cleaning, decluttering, garden tidy-up |
| Worth considering | Minor repairs, partial styling, painting selected areas |
| Only if justified | Full styling, major landscaping, renovation |
This helps the vendor decide where to spend their time and money.
Agent Action Plan.
1. Walk through the property as a buyer
Look for:
- Clutter
- Poor furniture placement
- Maintenance issues
- Dark areas
- Untidy gardens
- Rooms with unclear purpose
2. Separate essential work from optional work
Create two lists:
- What should be done
- What could be done
Keep them short.
3. Prioritise the biggest improvements
Focus first on:
- Cleaning
- Decluttering
- Gardens
- Furniture layout
- Minor repairs
4. Decide whether styling is needed
Choose between:
- No styling
- Advice only
- Partial styling
- Full styling
5. Explain the cost and purpose
Tell the vendor what each recommendation is designed to improve.
6. Prepare for photography
Complete the main presentation work before the photographer arrives.
7. Keep the property ready during the campaign
Give the vendor a short open-home checklist they can follow each week.
Good presentation does not need to be expensive.
It needs to make the property easier to photograph, easier to inspect and easier for buyers to understand.