Top tips to sell property successfully

There are three main principles that are most effective when selling a home. These are presentation, marketing and pricing.

The decisions that house sellers make around these principles can significantly influence the chance to sell their home above or below market value. How you prepare your home for viewers and hiring the right estate agent to market your home will not only ensure your property is sold sooner but can potentially add thousands of pounds to its value and sale price.

Presentation

Declutter

Get rid of all the excess stuff that you have accumulated over the years, using the garage or your loft to store bulkier items or better still perhaps store it at friend's or family's houses, for the short term.

Potential buyers should not need to use their imagination to realise what the property might look like if they were living there themselves. Make it easy for them to see the most of the fantastic living space you are offering. Ideally storage spaces and garages should be empty or well organized to emphasize their practicality to potential buyers.

Touch up

Give your walls and ceilings a fresh coat of neutral paint to make your home appear lighter and more spacious. This will enable viewers to gain a quick impression of how they could adapt the rooms to their needs and tastes. It will also make it easier for the buyers to move straight into your home and to use the rooms immediately, than if the walls are painted in loud colours or are too dark.

You want to create a great first impression from the garden gate to the front door and to create a memorable experience and lasting impression that moves a viewer towards becoming a buyer.

Fix and clean

Make any minor repairs to any damaged items that you might have been putting off. For example, fill holes in walls, repair cracked tiles, replace missing doorknobs and worn or stained carpets.

The majority of buyers want to be able to move in and without having to make repairs that were left behind. Clean everything until it sparkles. Remove limescale, clean or re-grout tiles. Eliminate bad odours. Hang out fresh towels in the bathroom.

How does the garden look?
Perhaps the bushes and shrubs require a trim. Clean patios and decking. Mow the lawn. All these jobs around the house may not directly add value to your property but it will make it more presentable so you are more likely to sell as potential buyers visualize the need for less work and more downtime in future years.

Light and airy

Mirrors make a room look surprisingly bigger and lighter especially in smaller rooms or hallways so have windows cleaned inside and out and replace any broken light bulbs to make the place feel light and airy. Ensure you have lamps on in any dark corners. This will make the property feel bigger and more attractive.

Make your property look better

Plants and flowers add colour, life and light to a room and they smell great. So does that fruit bowl full of different coloured fruits, on your kitchen table or counter.

Cater for all the senses

Bad smells are one of the biggest turn-offs for buyers. Rather than just covering them up fix the source of the smell. Unblock drains, wash out bins, open windows and air the kitchen from old cooking smells. Conversely good smells can make a property feel more enticing.

Marketing

How do you choose the right estate agent?

Choose an agent who can demonstrate the most extensive marketing techniques and tools to attract the highest number of potential buyers. After all more viewers equals more offers which leads to a higher sale price. The photos taken and used need to be professional to showcase your home in the best possible way. Ask agents to show examples of their still images and virtual reality photography. 360-degree viewings are becoming more popular. Floor plans are a must.

One very important marketing tool is that is becoming more popular is video. Ask would-be agents to show you the videos they have recently produced and used to promote or sell other properties. Video is a great way to advertise the lifestyle that living in your home will provide. This will go far beyond the static pictures and imagination required to picture what a home is really like.

In this new age of social media more and more buyers are discovering property for sale on platforms such as Facebook, Instagram and Linkedin. Videos are the new commodity required to sell houses. If a picture paints a thousand words then the video brings a thousand pictures to life.

Showing the property

If you have hired a great estate agent let them show the property to viewers instead of you doing this yourself. It is a part of a professional estate agent's job to know the things to say and what to highlight. A great agent should have the techniques to deal with objections and ability to move viewers towards making offers.

Pricing

On the topic of pricing choose the agent who demonstrates the most experience, research, evidence and facts when it comes to setting the price of your house. Work with the agent who knows the most about your area. There is a wealth of information an agent should show you on the homes for sale nearby that you are currently competing against; plus evidence of sold homes in your area, with size comparisons, as well as their own local results.

Do not simply be impressed by the agent that proposes the highest asking price of your property. The price at which a house is listed is extremely important. Local Rightmove statistics show that over 40% of properties have had their listing price reduced before they sell often due to being overpriced in the first place. Rightmove also demonstrates that if a home does not sell within the first four weeks of being listed the interest level drops, levels out and then often does not sell at all.

Subsequently an agent typically suggests a price reduction to gain further attention. Time is lost when this happens. Would-be buyers see that the price has been reduced and can be forgiven for thinking the home has not sold due to a lack of interest or that there is something wrong with it. This is then often reflected in fewer offers received and when it eventually does sell the price achieved can be less than should have been if the property had been priced correctly at the initial valuation.

If you would like to talk to us about property in Guildford please feel free to call me on 01483 320207 or go to https://instantvaluation.newman.uk.com/ to discover how much your property is worth today.

Family living in the centre of Guildford

This spacious property is a 3 bedroom detached house and I like it because it is situated within a 2 minute walk of Guildford's historic High Street. It also retains some period features including an inglenook fireplace and wood beams in the lounge area.

Period features and an inglenook fireplace

Delightful conservatory connects the kitchen to the garden

There is a conservatory that connects the kitchen into the spacious, manicured garden which will be a wonderful retreat after a long day out at work.

Our friends at Chantries are marketing the property so why not arrange a viewing at the following website - https://www.rightmove.co.uk/property-for-sale/property-84614432.html

If you would like a chat about property prices in Guildford or want to discover where you will find your next residential or investment property in Guildford call 01483 320207 or email richard.hodgson@newman.uk.com

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

A fabulous house with a stunning outlook close to town

This is a modern home built in recent years but has the grandeur of a more established character property from former years. I like it because it is both stylish and practical situated in a curved terrace, built on 3 floors, overlooking a green with spectacular views over towards the town centre and Pewley Downs.

There are 4 bedrooms, 3 bathrooms and a large lounge area with a substantial kitchen with French doors leading out to a spacious conservatory, which then leads out into the garden.

This property is being marketed by our friends at Knight Frank so why not contact them to arrange a viewing now - https://www.rightmove.co.uk/property-for-sale/property-83775404.html

If you would like a chat about property prices in Guildford or want to discover where you will find your next residential or investment property in Guildford call 01483 320207 or email richard.hodgson@newman.uk.com

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

Railwayman's Cottage Designed for Modern Living

This wonderful railwayman's cottage was built at the time when the railway first came to Guildford and so has considerable character yet it has been completely refurbished, including a new kitchen.

I like it because it is located directly opposite the mainline railway station and so would be ideal for a couple busy commuting up to London and wanting a guest bedroom, or even a nursery if planning to start a family.

The property is semi-detached with 2 reception rooms and 2 bedrooms so would also make an ideal multi-let property for young commuters happy to share. There is an upstairs shower room which is unusual for a property of this type.

For further information please visit https://www.rightmove.co.uk/property-for-sale/property-59400522.html. If you would like to arrange a viewing please contact the agents Winkworths but please hurry as the property has been reduced in price and will therefore prove to be popular.

If you would like a chat about property prices in Guildford or want to discover where you will find your next residential or investment property in Guildford call 01483 320207 or email richard.hodgson@newman.uk.com

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

Are local amenities important to house buyers?

Local amenities can be a big pull for property buyers, so it helps to know which essentials they would struggle to do without. As a seller, the local area – and, more specifically, the local amenities in your area – are likely to form a key part of a prospective purchaser’s buying decision, which means it pays to be clued-up.

Research carried out recently has sought to shed some light on this very topic. Revealingly, house-hunters still like the reassurance of key local amenities being within walking distance of their homes, despite the increase in online alternatives in recent years.

The survey, which polled 2,088 people, asked respondents the following question: “When looking for a new home… Which, if any, of the following would you need to be within walking distance of your new home (i.e. within a 15-minute walk)?”

Unsurprisingly, a supermarket within walking distance was the most in-demand local essential, with 49% of those surveyed saying they would need a major retailer nearby to consider moving to an area.

Homebuyers were also keen on a local Post Office branch (26%), a train or underground station (25%) and a local pub (23%) being in close proximity.

Despite the rise of online shopping and banking in recent years, many people still like local essentials to be physically available. So much so, only a quarter (25%) of those surveyed said they were not too fussed if no local amenities were situated within a 15 minute walk.

The research also showed a number of differences by gender and age. Women, for example, were more likely than men to need a Post Office and a supermarket close at hand. By contrast, men were more likely to require a pub within a 15-minute walk.

A pub was, in fact, more important for those surveyed than banks, schools and places of worship, but this might have something to do with the demographics involved – including people without young children and those who bank online – and the increasingly secular society we see in the UK.

One of the best pubs in Guildford 

Furthermore, the findings highlighted, as expected, the different priorities of millennials (those aged 18-34 years old) and the baby boomers (those aged 55 and above). The over-55s were the most likely demographic to demand a physical bank and Post Office within a 15-minute walk of their new abode.

On the other hand, only 16% of those aged 25-34 years old required a bank nearby. What’s more, only 20% would demand a local Post Office nearby – with millennials less likely to have much call for stamps or the sending of letters and parcels.

The generational divide was also highlighted when it came to the demands for a train or underground station. While only 20% of over-55s saw this as a necessity, 38% of millennials – more likely to be commuting to jobs in town and city centres – said it was a key local amenity, second only to a local supermarket.

Local schools also caused a generational divide. Only 7% of over-55s, a demographic much more unlikely to have young children, required a school close by, in comparison to 28% of 25-34 year olds, an age when many people look to start a family.

While good local amenities are highly desirable, sellers who don’t have all the local essentials outlined above should not despair too much. There will be many other factors that will influence whether a buyer decides to purchase a home – the home itself, the street, and the immediate local area.

And, as the research showed, different people require different things. Some will want a local pub or a high-street branch of a bank; others will want to be close to a Post Office, an outstanding local school, good restaurants/nightlife or excellent transport links.

It’s impossible to be all things to all people, but luckily Guildford has many good local amenities, to shout out about including local supermarkets, several train stations and pubs within the town and out in the local countryside. If buyers know they can shop fairly locally and get to and from work with relative ease, your home is likely to become much more appealing.

It’s very far from a one-size fits all situation when it comes to property, but if you have good local amenities it would be a wise choice to make this a key part of your sales strategy.

If you would like to talk to us about property in Guildford please feel free to call me on 01483 320207 or go to https://instantvaluation.newman.uk.com/ to discover how much your property is worth today.

Create a new home in a delightful garden village

These properties do not come up to often but when they do they provide a great opportunity for either a new owner, or a developer, to bring them up to a modern standard in order to reflect their personality on the property. This is a three bedroom, 1930's, character, semi-detached house with views across to Guildford Cathedral.

Property with potential to extend

I like this property because it has a garage which could be replaced by a 2 storey extension subject to planning permission and is located in the very popular and sought after area of Onslow Village. This was not only designed as a garden village and has therefore its own unique styling but is conveniently located for the mainline railway station, Surrey University, the Royal Surrey County Hospital and the town centre.

This 3 bed house is being marketed by our friends at Surrey & Hampshire, in Godalming so why not contact them to arrange a viewing now - https://www.rightmove.co.uk/property-for-sale/property-63509145.html

If you would like a chat about property prices in Guildford or want to discover where you will find your next residential or investment property in Guildford call 01483 320207 or email richard.hodgson@newman.uk.com

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

Six home selling myths debunked

As you go through life you will always find that people are always there to give their advice of opinion whether it's asked for or not. Selling your home is no different. You will discover that suddenly everyone wants to get involved in the process.

Here are six home selling myths uncovered to help you get the most out of the process.

The best time to sell is in the Spring

While homes do sell in Spring they also sell in Summer, Autumn and Winter. The truth may be that people can't be bothered in the Winter so prefer to wait a few weeks until the days are lighter and the weather is brighter. However there is not a best time to sell your home.

You can sell your home by yourself

While estate agent fees may make your toes curl up, going solo can actually be more difficult. There is more to selling a home than just creating a fancy-looking advert. You will also have to arrange viewings; market your home; establish relationships with potential buyers; and filter the offers. Estate agents may get a bad reputation but ultimately they are professionals at selling homes.

Noisy locations are a turn off

Houses near roads and train stations are actually very popular these days as they tend to be  close to transport links and buses. In addition to this window glazing is so advanced nowadays that you would rarely hear traffic noise once inside a property.

Upgrades need to involve major works

People massively overspend on DIY projects in the kitchen and bathroom when in reality so long as these rooms are not too outdated and appear clean potential buyers don't care. Simple improvements often provide the best results so tidy up the front garden, recondition the front door and give the living room a fresh lick of paint.

Price your property high and then reduce the price

This is one of the most common mistakes sellers make. If they price their home too low they might  leave money on the table but price it too high and you could miss out on offers. Instead of pricing your home with space to negotiate you should price your home at what it is worth.

Make the buyer wait

When you receive an offer you should reply straight away. When a buyer makes an offer that buyer is ready to purchase your home. Moods could change and you don't want to lose a sale because you stalled in replying. Some people believe that waiting to reply puts you as a seller in a better negotiating position but that just isn't the case.

Buying a property is a big decision and can be daunting and confusing but hopefully the confusion between fact and fiction has been solved. If you have any questions please get in touch today.

Call 01483 320207 or email richard.hodgson@newman.uk.com

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

Guildford Property Market update - October 2019

This month I am taking an in depth review of the local Guildford property market to determine to what degree market and agent sentiment relating to BREXIT has had an affect on stock levels, time on the market plus asking and sales prices.

Here is the video version of the blog.

This is how the market looked in September, 2019.

There is a greater stock of houses in the price range £500,000 to £1,000,000 with 4 bedrooms, whose average asking price was £784,905 compared to other properties for sale. There were slightly more semi-detached houses than detached prices on the market last month too. Might this suggest that owners are wanting to sell in order to upgrade perhaps to a detached property?

Property stock - what is available?
Compared to 12 month's ago the housing stock has definitely decreased, by as much as 30%. This was especially so for flats (31%) and terraced houses (27%).

Asking prices
If you have found a house that you would like to buy does it represent good value for money? Comparing it with the prices in the tables below will help you to determine if this is the case.

Asking prices have increased for all properties overall by 6%, though flats were the only specific property type to see an increase. They increased by 10% with vendors selling all other property types asking for the same, or less than they were 12 month's ago.

What is selling quickest so where is the demand?
There were 412 properties on the market, in Guildford, over the last 90 days, taking on average 135 days to sell although as many as half of these properties took less than 64 days to sell. Those properties between asking prices of £400,000-500,000 typically spent less time on the market than properties in all other price ranges, once again suggesting that this might be the "sweet spot" regarding affordability.

Three and four bedroom houses tended to take less time than other property sizes. This applied to semi-detached properties especially suggesting a higher demand for 3/4 bedroom semi-detached houses in the £400-500,000 price range.

The time vendors left their properties on the market, when unsold compared to 12 month's ago, seems to have increased suggesting they were prepared to wait longer to secure a sale. This applied especially to vendors selling semi-detached properties.

Sales prices - are these going up or down?
House buyers want to know if prices are decreasing to determine whether it will be wise to wait in the hope that prices will continue to fall; or if prices are increasing sellers are typically waiting to sell their home in the expectation that they may be able to realise more for it and therefore move to a larger home later on.

When comparing the most recent sales prices available, in July 2019 with those 12 month's ago these have all increased, except for flats which fell by 5%. Semi-detached showed the highest sales price increase at 9%.

No of properties sold - are properties selling?
There were dramatically fewer sales in July 2019 compared to July 2018. Semi-detached house sales fell by a substantial 63%, detached house sales by 37% and flats by 35%.

In conclusion the market does appear to have slowed, whether this is down to people's uncertainty about the future of the property market due to political reasons, or not. However people are still managing to buy and sell property, even though it may be taking longer to secure a purchase as there is no doubt some have to move, when life changes for them.

If vendors demand they sell for the highest price, and in the shortest time possible then the only way to achieve this is by pricing their property at a realistic price; presenting it so that it becomes desirable to their market; and by creating an effective marketing strategy.

Receive 5 fresh ideas to achieve this by making contact today.

If you would like 5 fresh ideas on how to sell your property call 01483 320207 or email richard.hodgson@newman.uk.com

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

All these stats are available at https://www.home.co.uk/guides/house_prices.htm?location=guildford

Delightful property on corner plot with potential to extend

Located in a quiet close but within a short distance of Merrow village and local schools, including St Peters Catholic and George Abbot this property has the potential to become a desirable family residence.

Having lived in the property for over 40 years with little change except for the addition of a conservatory and double glazing there is scope for some modernisation work and the opportunity to extend (subject to planning approval) into the garden which is a corner plot, to make it into a delightful family residence in a desirable area.

There are several larger 5 bedroom properties valued at the £1m+ mark to confirm that this will be a viable proposition. This is why I like this particular property.

Property with potential to modernise and extend

For those who enjoy the game of golf, Guildford Golf Club is just across the Epsom Road.

The price was recently reduced so there will be a surge in demand for this property so why not contact our friends, at Hill Clements, to arrange a viewing before the property sells?
https://www.rightmove.co.uk/property-for-sale/property-72108418.html

If you would like a chat about property prices in Guildford or want to discover where you will find your next residential or investment property in Guildford call 01483 320207 or email richard.hodgson@newman.uk.com

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.

The writing is on the wall ... in Guildford

Prefer to watch the video?

People have always wondered to what extent having a blue plaque adds value to a property. To be awarded an official English Heritage plaque, the proposed recipient must have died at least 20 years ago.

Britain's blue plaques celebrated their 150th anniversary in 2016. Most are handmade in Cornwall by the Ashworth family. Frank and Sue are highly skilled artisan craftspeople who have been making the plaques since 1984. Using special tools, clays and glazes they have made plaques to celebrate the lives of Jimi Hendrix, John Lennon and Alfred Hitchcock.

While most plaques are found on London homes, Guildford is fortunate to lay claim to having several notable figures living in the town who have lived in properties now adorned by a blue plaque. One of these was Alan Turing, recently commemorated on the new £50 banknote.

Alan Turing, the mathematician, computer pioneer and code breaker, was largely responsible for the modern computer and helped to crack German codes while working at Bletchley Park during the Second World War.

Alan Turing, the founder of computer science

The inscription found on the plaque at 22 Ennismore Avenue, Guildford states that this was “the family home of Alan M Turing (1912-1954) founder of computer science”.

Turing was aged 15 when his family took up residence in Guildford. Alan Turing’s parents moved to Guildford in 1927 when they bought number 8 Ennismore Avenue, off London Road, opposite Stoke Park, following his father’s retirement in 1927. When further houses were built in the avenue, all the homes were re-numbered so number 8 became number 22.

Although away at school for long periods of time, Guildford gave Alan his first proper home allowing him to join the family for long walks in Stoke Park and on the North Downs. Alan developed an interest in astronomy spending many hours at his Guildford home star gazing up and drawing the night sky. He continued to visit the family home whilst he was at university, in Cambridge.

The plaque was unveiled in July 1988 by the actor Derek Jacobi, who had appeared as Alan Turing in the play "Breaking the Code" which premiered at Guildford’s Yvonne Arnaud Theatre.

Having mentioned Yvonne Arnaud, Germaine Yvonne Arnaud (20 December 1890 – 20 September 1958) was a French-born pianist, singer and actress. She had dramatic roles and made films in the UK during the 1930s and 1940s, and continued to act into the 1950s. The Yvonne Arnaud Theatre was named in her memory, when it opened in 1965.

Yvonne Arnaud, the singer and actress celebrated by the local theatre

She lived at 35, London Road, Guildford for the last two years of her life. Her ashes were scattered in St. Martha's churchyard on St. Martha's Hill and there is a memorial to her in the church grounds.

Daphne Frances Jackson, OBE was an academic. She lived at 5 St Omer Road from 1972 until her death in 1991.

The home of Daphne Frances Jackson, O.B.E.

Although a nuclear physicist she actually rose to fame when she became the first female physics professor in the UK, having been appointed by the University of Surrey, at the age of 34. She eventually became Dean of the university.

Lewis Carroll was one of several authors recognised for living in Guildford. Lewis Carroll lived 1832-1898 and was best-known for the nonsense children's classics "Alice's Adventures in Wonderland" and "Through the Looking Glass".

Lewis Carroll (or the Reverend Charles Lutwidge Dodgson as he was really known) moved the Dodgson family to Guildford and into The Chestnuts, near the castle ruins, in 1868.  He was constantly in Guildford to visit and wrote the second Alice book, "Through the Looking Glass", on one of these stays in 1871.

He died in 1898 and after a funeral service at St Mary's Church was buried in the cemetery on The Mount - where his grave and the memorial cross erected by his brothers and sisters can be seen. 

Lewis Carroll's home "The Chestnuts", Castle Hill

While there was a plaque to celebrate his home in Guildford, installed on one of the entrance pillars to the driveway, this was not an official one and has since been removed.

However there are two pieces of public art dedicated to the author in the town. These are a statue of Alice and a rabbit disappearing down a hole by the river, and a metalwork of Alice going through the looking glass in the castle grounds.

Alice in Wonderland

Alice Through the Looking Glass

Another famous author to be born in Guildford was the humourist P. G. Wodehouse. He was born on October 15th 1881 and lived at 59 Epsom Road, now converted into flats.

An unofficial plaque to celebrate PG Woodhouse, living in Guildford

He was the third son of a British magistrate based in Hong Kong, so his parents in fact lived in Hong Kong. However his mother was visiting her Sister in Guildford when he was born prematurely. He was then baptised at St Nicolas' Church in the town centre, with the first names Pelham Grenville.

Wodehouse wrote more than 70 novels and 200 short stories, creating numerous much-loved characters including the inimitable Jeeves and Wooster.

George Bernard Shaw was another Surrey resident having lived in Hindhead and then at Piccard’s Cottage located to the west of Guildford in Sandy Lane, between 1900 and 1902. Built in 1878, the house was converted into two houses (Piccard’s Rough and Piccard’s Wood) in 1958 but the blue plaque remains on view from the road.

George Bernard Shaw lived at Piccards Cottage for two years

It is in no doubt that blue plaques add prestige and historical interest to a property. They are cherished by their current owners, knowing that their home was once lived in by a well-known Guildford celebrity. Whether they add value to a property is not known, as those properties that remain as they were when occupied by their famous residents, have not been sold for many years and so there are no sales records on the Land Registry.

Having said this the properties tend to be large homes set in attractive locations so will increase in value over time, as the Zoopla figures suggest.

If you would like to talk to us about the Guildford property market and prices please feel free to call me on 01483 320207 or go to https://instantvaluation.newman.uk.com/ to discover how much your property is worth today.

Anyone for tennis?

I love this house as it is tucked away on a small development of just three properties in a driveway off one of the most desirable roads in this area, situated off Epsom Road.

It is therefore just a short distance away from London Road station and the town centre. The house is ideally suited to families whose children have been accepted entrance to Tormead and Lanesborough private schools, which are on the door step; and for tennis players wanting to play at the popular Pit Farm tennis club located around the corner.

This is a substantial 5 bed executive modern home comprising a master bedroom with 2 dressing rooms, shower room and bathroom; plus 4 additional bedrooms; an open plan kitchen, breakfast area, dining area and sitting room; and sauna, all located over three floors. There is a self-contained annexe with bedroom, kitchenette and shower room too.

The house is being marketed by our friends House, based in Cranleigh. Further details are available at:- https://www.rightmove.co.uk/property-for-sale/property-63817464.html

If you would like a chat about property prices in Guildford or want to discover where you will find your next residential or investment property in Guildford call 01483 320207 or email
richard.hodgson@newman.uk.com

In the meantime why not visit https://instantvaluation.newman.uk.com/ to perform an online valuation for your home to discover how much it might be worth in today's market.