Styling your home for sale is a sure-fire way to guarantee a better price and sell your home sooner, but what is the right way to achieve the best results when styling a home?

 

Most real estate agents would agree that styling a home for sale brings in way better results than that lived-in look, and the most effective way to really guarantee that you’re going to get the price you are looking for – and perhaps even better it – is with a professional property stylist. 

 

Staging, as it is commonly becoming known, really adds to the impact created when potential purchasers walk into your home. A good stylist will show off the space to it’s ultimate with minimalist furniture and tasteful focal points: a vase, a rug, cushion or work of art placed just so. 

 

Styling Not Exclusive to the Rich

 

You may think that staging is something reserved only for the rich. So not true. No matter what price bracket your home falls into, staging will help you get a better price.  Bringing in a professional stager may seem way out of your budget right now – but you will reap the returns. Buyers really can be swayed into making a positive decision about a property by seeing how a space works to its ultimate. 

 

OK, you’re still shaking your head. No matter what we say you are adamant that you cannot afford to bring in a professional stylist. Well there are plenty of things you can do yourself to get your property market-ready and increase the sale price of your home.

 

1.       Declutter

 

Get rid of the extraneous pieces that mean nothing to anyone else. All those ornaments, your frog collection and Aunt Joylene’s china dolls. One or two stunning cushions are great, but you do not want throw rugs everywhere and an eyesore of mismatched cushions. 

 

Put away all your photos, people want to walk in and imagine this place as their home. Showing it off as your home is going to put a roadblock on their visualisation. If you’ve got too much furniture in the room put it into storage. You want to achieve a minimalist look, show off the space with just one great sofa and a dining setting. Choose an occasional table and place on it an alluring vase.

 

2.       Focal Points

 

Take your buyer’s eye to the things you want them to see. A captivating piece of art on a main wall. A decorative cushion, a chic urn – but whatever you do, don’t overdo it. Get yourself some high-quality decorator magazines and look for rooms that are strikingly eye-catching, then try to mirror them. Go online and seek out some of the best home-staging images and you’ll start to get some ideas.

 

You’ll be amazed at how a retro piece can be added to modern décor to create a brilliant effect. How taking things away rather than adding them will bring out the spaciousness of your room and become really easy on the eyes.

 

3.       The Main Rooms

 

When potential purchasers walk into a home they are looking at three main areas: the kitchen and living area, the main bedroom, the bathroom. Take everything off your kitchen benches and replace with a cheerful fruit bowl – perhaps it is just full of green apples. Display a coffee machine or maybe a basket of homey rustic breads. Look through those magazines – get some ideas. 

 

Walking into the bedroom you want it minimalist. Choose a bedspread that is plain but not ordinary. A cool pastel shade with a funky texture. Add a decorative cushion or two and possibly a throw. A beautiful piece of artwork above your bed always works, and what about a stunning little bedroom chair just to complete the scene?

 

Moving into the bathroom you want to make sure all of you ‘stuff’ has been hidden. A glass jar filled with interesting stones, some designer soap and just one towel draped over the rail or bath should do the trick. Be careful when choosing the colour of the towel, no crazy patterns, just a decorator tone that will offset the best features of your bathroom. 

 

The most important thing to remember when styling your home is to start with a neutral canvas. Make sure your walls are in soft shades from off-whites through to soft blues or greys. This will allow you to add a bright cushion or bold throw. Keep the five senses in mind and be sure to add some fresh flowers, not just for the stunning finishing touch, but to capture the gorgeous perfumes and give your home that fresh and natural feeling.

 

So, there’s plenty you can do to style your home and improve the sale value. There’s quite a bit of advice out there if you need a hand, one place to start is vendor.com.au. Have a chat to the friendly staff, they’ll even pop round and give you some great hints on how best to prepare your home for market.

 

Really good real estate agents – how to tell a good one from a ho-hum one

You’ve decided it’s time - so how can you find the perfect realtor to sell your home? Maybe it’s time to move on from your business or sell your commercial property, but you’re asking, what will real estate agents really do to help you?

Finding the right real estate agent is critical in all real estate sales. Selling real estate in today’s competitive market is a tough ask, having the right people on board is essential, so how can you tell if you have commissioned the right real estate agent to sell your home, business or property?

We have laid out five sensible tips about things to look for when deciding on the best real estate agent to sell your property.

 

TWO WAY COMMUNICATION IS CRUCIAL

Is your real estate agent listening, or is he or she just talk, talk, talk? It is vital that your real estate agent listens not only to you, but also to potential purchasers. A good real estate agent will ask the right questions, listen to what you have to say and understand any special needs that you may have.

A good agent will also be listening to your potential purchasers, know what they are looking for and be able to show them through a selection of suitable properties. After all, if you have a four-bedroom home with a pool, and your real estate agent brings through customers looking for a two bedroom unit, then he/she is wasting everyone’s time.

So, Tip 1, look for a real estate agent’s who not only listens to you, but explains back to you, in his/her own words, just what you are expecting from your property sale.

 

CAN-DO ATTITUDE

You want an enthusiastic real estate agent who is eager to get out there and go for it. If there are hurdles to be jumped then he/she will have the problem solving skills to do that. He/she will have some great ideas on how you can make your property more attractive to buyers as well as the people power to bring in the right people interested in your property.

This type of real estate agent will have great references, so ask for the names of some of their former clients and give them a call to see what they have to say about the communication and selling powers of the real estate agent you are about to choose. If it isn’t good, don’t go there.

Tip 2, you want them geared up and ready to throw themselves into selling your property.

 

BUILDING RELATIONSHIPS/NETWORKING

A good real estate agent will know who’s interested in what type of property. When you list your property for sale, they should already have people they can bring to the table. A talented real estate agent will keep in touch with his or hers’ potential group of customers on an ongoing basis.

Relationship building also involves networking, getting out amongst the community and building a great list of contacts. This is not just limited to customers, it can include other real estate agents, mortgage brokers and auctioneers as well as potential vendors and buyers.

By building relationships, a motivated real estate agent is also building referrals from his/her network through their family, friends and colleagues – word of mouth is a very powerful marketing tool in the real estate industry.

Tip 3, choose a real estate agent well known within the community.

 

HONEST AND TRUSTWORTHY

You are selling your biggest asset, you want to put it into the hands of someone honest, someone you can trust. Testimonials from previous clients are a great way to check out your real estate agent. What is the word around town and has he/she given you references to call. Go beyond the testimonials that are thrown in your face, call them up, go for coffee, hear exactly what they have to offer. 

Make sure they are a fully licensed real estate agent and registered with Fair Trading in your state or territory. An honest real estate agent will tell you what your property is worth, not what you may simply want to hear. This is good information, because you do not want to spend time with a shoddy real estate agent who guarantees you a high price but never delivers it – month after month – hearing crickets.

So, listen to what your real estate agent has to say and make sure you base your decision on honesty and integrity when you are deciding what real estate agent to commission.

Tip 4, do your homework and make sure your real estate agent has a good track record.

 

LOVING IT

Make sure you hire a real estate agent who loves what they do. A positive attitude and a love of real estate will show through in everything they do. They need to embrace the market and really care about selling your property. Half-hearted attitudes and platitudes just won’t cut the mustard. The right real estate agent will get great satisfaction from selling your home – just as much as they will finding the perfect home for the buyer.

Tip 5, look for a real estate agent with a passion for property and a zest for selling.

All in all, do your homework, make sure you have thoroughly checked out just who should be commissioned to sell your property. Don’t dive in at the deep end before doing your real estate agent research. Today’s real estate environment is so much different to 10 years ago. Look for a tech savvy agency that can really catch the attention of potential buyers.

For more information on finding the right real estate agent give Vendor a call on 1300 763 638 or flick an email to This email address is being protected from spambots. You need JavaScript enabled to view it.

No deposit home loans, no interest loans, loans of up to 105% - if this is what’s happening out in the world of first home buyer mortgages, why are there still so many people struggling to get into their first homes.

The fundamental truth of the matter is that there is a variety of options out there if you know where to look. While this article focuses on home loans, there are many other factors effecting first home owners gaining entry into the housing market, we’ll touch on these in later articles.

NO DEPOSIT HOME LOANS

A Deferred Deposit Agreement can help see you into your first home via an agreement with the vendor or builder, to virtually grant your deposit as a loan and stretch the repayments over a five-year period. This is particularly viable for first home owners eligible for the First Home Owners’ Grant (FHOG) and struggling to save a deposit.

Another option is to seek out a guarantor, usually in the shape of a family member. Once again, these types of loans are most suitable for first home buyers eligible for the FHOG.

Of course, there are pitfalls. Under a Deferred Deposit Agreement, you need to be sure you are going to be able to meet those extra repayments you will be making over a five-year period to repay the deposit loan. Your FHOG can bring these repayments down or shorten the repayment period by up to 50%, so that’s the good news. The difficulty may be finding a lender who will loan you the funds under this arrangement, but they are out there.

More good news is that no deposit loans don’t necessarily attract higher interest rates. Many of these loans are offered by lenders who are wanting to increase their share of the market. Your best chance of securing one of these types of loans is to go through a mortgage broker savvy with first home buyers and the options out there. A good place to start isn’t necessarily the internet, phone about, your local banks and mortgage brokers are best a first, but remember, loans can be with banks and financial institutions anywhere, ultimately, your options are endless. 

If you do have a guarantor, think about borrowing 105%. The extra 5% will help you cover those extraneous costs like stamp duty. Keep in mind though, should you default on your loan, your guarantor is going to have to pay it back 100%. Now you don’t want to see mum and dad losing their house over your unfortunate circumstances, so be absolutely sure this is the right avenue for you.

 It’s a bit of a quagmire when it comes to home loans, there is so much to think about and so many different avenues. It is best to seek the advice of a professional when trying to navigate this tricky road map, best advice is to contact your local mortgage brokers or us at Vendor knowing you will be pointed in the right direction and on the way to owning that property you’ve long dreamt of.

Seems a new craze on how to make a quick buck sweeps the market almost every week, none the least of which lately has been buying the renovators opportunity, sprucing it up and flipping it. But how profitable is it really, and where are the pitfalls?

No matter what the TV shows say, flipping is a risky and expensive business. You have to be sure that the cost of buying your property, holding it for the renovation period and the amount of time and money you are going to invest in renovations – is going to give you the return you have calculated. What you put down on paper can be a far different kettle of fish when the paint starts rolling on and the new appliances start arriving.

Planning is essential.

1.     Where are you going to buy?

You know a little bit about the property market, right? Because if the answer is, no, you need to start learning fast. The real key to astute investing and therefore flipping, is knowing your market. If you are on the fringe or a straight out new-comer, get some advice, seek out an expert who can help you with market trends and where to start looking for your little piece of gold. While we don’t like to blow our own trumpet, a good place to start is your local agent at vendor – with professionals in a very good choice of locations, we’re bound to have someone who can guide you in the right direction.

2.     Make sure everything is covered off

You’ve made a plan and it’s looking pretty good. Calculated the timber, the paint, the tiles, the new bath and the kitchen sink. But what about things like capital gains tax, agent’s fees – and have you even stopped to think about how much the interest on your bank loan is costing you?

It’s the unforeseens that can get you in the end, so drill it down and don’t leave anything out. You want to see a good return if you’re putting in a couple of months of hard sweat and labour – not to mention stress and lack of a social life.

3.     Know your market

OK, so you’ve got everything right so far, but do you really know who you are appealing to? What is your suburb profile? Are you going to be selling to young families, or are you more in the retirement belt? Why knock out the walls to create a big beautiful open living area, when a family of five wants to move in and you’re now only offering them two bedrooms? Why build on an extension when the area appeals to the over-50’s looking to down-size. Get the stats and do your homework, once again the team at vendor can offer some great advice.

4.     Pro’s and contractors

You’re going to do it all yourself, save money, make a packet. Tread very carefully. The idea is honourable but the execution could be lethal. Sure, get in, get your hands dirty. Rip up the carpet or strip off that ugly old wallpaper, but know when the professionals are needed. It’s not only stupid to try to tackle things like plumbing and electrical yourself, it’s illegal. Do it right and you’re heading for a way better outcome – remember to factor in all of these costs.

To sum it up, there is money to be made if you do it right. Getting the right help and advice at the outset makes really good sense. Do your sums, make a plan and stick to it. And remember, your local real estate agent is there to help you through all of this, whatever questions you have Vendor Real Estate will have an expert to guide you through the process.

 

The Reserve Bank of Australia (RBA) held the official cash rate at 1.5% in today’s interest rate announcement amid low inflation and global market turmoil.

The announcement came as no surprise to markets, with only minor speculative movements in the USD/AUD exchange rate.

For our readers that aren’t financially literate, the RBA uses the cash rate (interest rates) to affect the behavior of borrowers and lenders, economic activity and ultimately the inflation rate.

The goal of the RBA is to maintain inflation between 2-3%; this is seen as healthy growth in the Australian economy. Inflation below this may indicate a slowing or recessive economy, and in this case rates would be eased by the RBA to encourage spending and ultimately maintain the 2-3% inflation.

Inflation is the general rise in prices over time.

Australia’s cash rate has remained relatively static since 2016, with borrowers rejoicing in low rate loans, savers on the other hand have had to enter other markets, such as property and equity markets, to attract better returns on their investments, particularly superannuation.

What does today’s announcement mean for mortgage holders?

Well there are two sides, kind of a double-edged sword in many respects. On the upside, your repayments remain low or lower, as for the value of your property it could go two ways, unfortunately its not all up, as there are factors at play that could see property prices fall. You see, if the RBA holds or lowers rates its because the economy isn’t performing so well. Contrary to popular belief interest rate holds or reductions aren’t necessarily a good thing, rather they are an indication that the economy isn’t performing as well as it should be.

To help cheer you up, the effect of interest rates reductions is to stimulate the economy, in turn holding your property's value. There is however, that the efforts by the RBA don’t go to plan and the economy continues to slow, in this case property prices would be destined to fall.

So why all the doom and gloom when rates get increased? Well you can thank the media for that. In fact, interest rate rises are kind of a good thing, well for the economy anyway. Sure your repayments might rise if you don’t have a fixed rate loan, but your business or job would be more stable with growth, property prices probably would have risen and the Australian economy would be growing. Interest rate rises are a sign of prosperous times in a well balanced economy.

While Vendor can't give financial advice, we’re happy to update you on the property market after monetary and fiscal events. So give us a call on 1300 763 638 or email This email address is being protected from spambots. You need JavaScript enabled to view it., alternatively contact your local agent.

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