by blake gray, principal at apex estate agents

There’s a lot of noise in and surrounding real estate. It dominates the news cycle year round – in print, on television, in the peripheries of casual conversation and of course online. It has and always has had a litany of voices contributing to the subject.

For the legions of gurus who purport to offer – shall we say – what they claim to be the ‘secret formula’ one would think that with all this information at hand, real estate related decision-making should be far less difficult. Alas, the clutter grows. Perhaps you’re looking to prepare your home to sell in order to upsize, to rezone for the desired schools, or quite simply you just intuit that a change would be beneficial for you and your family. If so then this article is for you. At its core it aims to declutter some of this noise and to impart what is objectively sound general information only, for those on the Central Coast wishing to prepare their home for sale and to maximise the sale price of their property as we transition into spring in the second half of 2025. The information herein is not wholly comprehensive, but will get you started.

Light and Lights

Both natural and artificial light enhance any space, but in slightly varying ways. Natural light increases the perceived volume of the space – making it appear larger. While artificial light builds depth and drama.

• Focus on removing cumbersome, heavy, or excessive window coverings.
• Add floor/table lamps to create drama, contrast and to set the mood in rooms where a focal point is needed.
• Consider the use of wall/freestanding mirrors to spread light around and to give the illusion of space – mirrors are very popular right now.
• It’s also important to consider the type of artificial light being added. Use cool light in common areas like kitchens, foyers, hallways and rumpus rooms; and warm light for more intimate spaces like bedrooms, bathrooms, home offices and formal dining areas.

Gardens and Grounds

An external photo is usually the first interaction a buyer will have with your property. Ironically it’s often the case that sellers will invest the majority of their efforts preparing the inside and outside of the property for the sale. All the while neglecting the grounds, gardens and outdoor spaces. First impressions are lasting ones. For some perspective: sellers that prioritise this work will commonly receive tens of thousands of dollars more in offers from buyers – making this an economical yet fruitful enterprise.

• Ensure lawns are level.
• Driveways and footpaths must appear serviceable and cared for.
• Gardens need to look manicured and fresh (new mulch or pebble does wonders).
• Add colour and energy with a new letterbox or decorative pots along any straight line surface (porches, entryways, driveways, outdoor patio spaces etc).
• All fencing must be uniform in colour and quality where possible.

Create a Point Of Difference (pod)

Buyers instinctively crave exclusivity. Rare things carry value. Individuality sells. For this reason, establishing a POD for your property is vital. A simple yet effective method for achieving this is to give your property a name. The name should feature throughout your campaign and appear on all forms of media concerning the property. Where possible source a small sign or plaque with the name on it and place it in plain view for all buyers to see when at your open home(s). This will positively isolate your property, adorning it with immediate credibility – thus leveraging its value.

Water attracts attention

• The data is clear. Properties that feature pools/spas and that are located next to or in close proximity to water will attract more attention and more clicks. Make an effort to associate your property with water in some way. Here are some ideas.
• Make sure the lead image for your campaign shows the pool/spa, or the distance to the beach/lake/water with a drone photo.
• Add a sign outside the property pointing to, ‘the beach’ or ‘the jetty’.
• Add an outdoor shower.
• Include artwork or interior decor that hints at the nearby water.
• Borrow a surfboard from a neighbour/friend and include this in your exterior styling (at least until after the photos have been taken).

What to change and what not to

Knowing what renovations – either cosmetic or structural – to undertake in the preparation of your home for sale is typically the question that troubles sellers the most. The answers given to this question are generally vague and unsatisfactory. Current trends on the Central Coast show that buyers have their sights set on two primary property types – original homes and completely renovated ones. Therefore properties that sit somewhere between these two types will find it more difficult to connect with buyers – resulting in fewer/lower offers. This is where the input of a local real estate professional with exceptional and up–to–date knowledge of your suburb will be of great utility. The below points should provide some sort of general clarification to help you ascertain what work to undertake and thus to avoid what is unnecessary.

If your property is mostly in original condition then your focus should simply be to rectify any obvious issues that may cause a buyer to hesitate in placing an offer.

If you’ve already completed some home improvements and do not wish to continue with your renovation, it is worthwhile to remember that the old cannot spoil the new. In cases like this select a dominant colour or texture. This colour must feature in all spaces (renovated and original alike). It will bridge the gap between them – ultimately easing the harsh contrast between the old and new.

Again, there’s much to consider on this question. Speak to your real estate professional. They will advise further on matters concerning, Cost vs Return; Timing vs Cost; and on Demand vs Seller preference.

Now, it’s time to get excited about your next chapter..

APEX Estate Agents are a team of avant–garde real estate specialists, marketing experts, and consummate professionals absolutely obsessed with challenging the status quo. We exist to be the ultimate custodians for our clients, thus improving their quality of life through property – that’s our raison d’être.