Property dressing -- is it worth it?

MrsGrey

I'm selling a one-bed flat in North London. the flat will be empty when it goes on the market, or I could leave some not very attractive furniture in it.

Does anyone have experience of 'Property Dressing', or 'House staging'? I mean when you get in a specialist who hires furniture and furnishings to dress the property like a stage set to make it more appealing. You hear lots of stories about how property sells faster/for more when the owner does this, but does it actually? And do you pay more than you get back?

Thanks for any info from your experience.

Jinny

searchlight123

which part of north london?
most properties in that area are selling pretty quickly and usually on an 'open day' basis for well above asking price.

if it was me i would see how i got on with an open day viewing and if (as i expect, unless ridiculously over priced) it should reach your realistic expectations.

if it sticks then 'staging' or 'dressing' can sometimes tilt the balance if done tastefully but doesn't really increase your sales price but just helps it to sell in a slower market / area.

DRP

What's the selling price? Is there any point getting in a specialist for anything less than a million?

Just de-clutter & clean.

frugalsmurf

When we've looked at properties they look more inviting if they're lived in....But we looked at one where they'd moved out and it looked half empty so it didn't do anything positive.
Personally, if it's empty I'd decorate to remove scuffs on wall and clean flooring
If you can "stage it" for free, then do so. But I wouldn't spend a lot of money (or any)

MrsGrey

tonygold wrote: »

which part of north london?
most properties in that area are selling pretty quickly and usually on an 'open day' basis for well above asking price.

if it was me i would see how i got on with an open day viewing and if (as i expect, unless ridiculously over priced) it should reach your realistic expectations.

if it sticks then 'staging' or 'dressing' can sometimes tilt the balance if done tastefully but doesn't really increase your sales price but just helps it to sell in a slower market / area.

It's in Archway, 5 mins from the station, off Holloway Rd. Purpose built 1970s block, not ex-council.
Thanks for the advice.

MrsGrey

DRP wrote: »

What's the selling price? Is there any point getting in a specialist for anything less than a million?

Just de-clutter & clean.

Not a million! More like £400k. I don't really know as the agents' estimates vary by 75K. Thing is, the furniture was never really nice and has got tatty, so it's a choice of keeping it, or clearing it out, which always looks a bit bleak

MrsGrey

frugalsmurf wrote: »

When we've looked at properties they look more inviting if they're lived in....But we looked at one where they'd moved out and it looked half empty so it didn't do anything positive.
Personally, if it's empty I'd decorate to remove scuffs on wall and clean flooring

Hmmm it's likely to be empty or mostly so. Tricky.

Out,_Vile_Jelly

Clean it thoroughly (grubby skirting boards when furniture's been removed always look grim) and if you're feeling especially energetic, freshen up the paintwork. Other than that I wouldn't bother; it's a flat near a London tube station so is unlikely to struggle to shift.

Chances are it'll be bought by a BTL investor who'll fill it with their own tatty furniture anyway.

lewishardwick

MrsGrey wrote: »

It's in Archway, Cha Ching! 5 mins from the station Cha Ching!, off Holloway RdCha Ching!. Purpose built 1970s block, not ex-council.
Thanks for the advice.

Shouldn't have any issue selling at all.

Not to me though, I'm from South of 'the river'... *hiss*:D

Sorry, not a really helpful post!

lewishardwick

On a more helpful note, if you're not aiming for the BTL buyer, I'd perhaps focus on a lick of paint and then tidy up the kitchen/bathroom.

A 2 bed flat is likely to appeal to either an Investor, a young couple, or friends. All of which would be less than thrilled shelling out an extra few grand on a new kitchen/bathroom. A lick of paint is relatively cheap and easy to do for a buyer.

LittleGreyCat

Depends on which furniture is looking tatty.

If it is a sofa or lounge chair than some colourful material used as a throw can brighten things up.

A table cloth on a dining table, with place mats and some flowers also looks cheerful.

A bowl of fruit in the kitchen, kettle and mugs.

These kind of things don't cost much (you may already have them available) but get rid of the "abandoned" feeling of a truly empty house.

The main thing is to present the property as clean and neat - if necessary a quick blast of Magnolia can lighten the whole place.

When a place is empty then the eye is drawn to scuffs, scratches, marks which would not be noticed in a fully furnished house.

We smartened up a house (ex-rental) which was looking tired and the price estimates went up from £120,000 to £145,000. The difference between thinking "Ugh. This needs a lot of work." and "Mmmmm. Nice." Sound house; just looked a bit tired.

Only cost us a couple of £100 and a lot of elbow grease.
It sold quickly as well.

So take a clear, critical look at it.
If it looks tired and unloved then spruce it up and possibly lend it some of your bits and pieces.
If it looks fresh and inviting anyway, then you may not need to.
A good first impression can make people keen to buy, which can result in a quicker sale and perhaps a slightly higher price.