Category Archives: Selling Tips

Perth Property Market Stays Strong

Over the last few weeks we have been inundated with information about property prices slowing due to interest rate hikes. While we can’t deny this is happening in a few states, we aren’t seeing this for the Perth property market. In fact, sixty five suburbs in Perth have had median sales prices increase over the month of July. 

REIWA President Damian Collins said “The Perth market typically slows in winter, so it’s pleasing that when we drill down to suburb level, a large number are still seeing growth – especially considering the three recent interest rate rises,”


We have found buyers are still out in force, and aren’t deterred by the wild weather Perth has been experiencing. One of the Naked Edge Real Estate properties had a private viewing scheduled for 2pm Tuesday (2nd of August) which was one of the many days we have had strong storms this week, in the morning of that viewing the agent for this property decided to open it to the public. The home open was only advertised to the public for a few hours, and yet four parties came through plus the original interested viewer and an offer was made on the same day. 


After the interest rate rises were announced most capital cities experienced at least a slight decline in home values, but the Perth property market has still seen continued growth. Mr Collins has a few suggestions as to why we are seeing this trend in other capital cities but not our own, he states

“Western Australia’s strong economy, growing population and affordable housing mean we are in a much better position to manage the increased costs of servicing a loan than our east-coast counterparts. We’re also experiencing a housing and labor shortage simultaneously. We have low stock levels and properties are not being built quick enough. For as long as this remains an issue, competition amongst buyers will remain high and prices will continue to rise.”


Time on Market and Listing Numbers

Perth Properties are staying on the market for a day longer than June. The median time to sell a house is sitting at 17 days for July, but even with a slight decline this is still two days faster than July of last year. The amount of listings, which on REIWA is currently 8,592, is still at a similar level to the June numbers. These low listing numbers could be part of the reason the housing market remains so competitive in Perth compared to other states. 


The fastest selling suburbs for July were as follows:

  • East Cannington: Average of 4 days on market
  • Parmelia: Average of 5 days on market
  • Orelia: Average of 5 days on market
  • Erskine: Average of 6 days on market
  • Padbury: Average of 6 days on market.




Perth House Prices Highest in Years- And they Won’t Slow Down Yet.

As a Real Estate Agency we often get asked when is a good time to sell your property, and while there are many factors that go into this answer we think the current market is ideal if you’re looking to sell quickly and get a great price! 

Want to know why we say that so confidently, then read on.


Median House Prices Soar

The median Perth house price has risen again, now officially surpassing the median recorded during the housing boom of 2014. Domain statistics have shown that the price of a Perth home has increased by 1.5% in the first three months of 2022 alone! The Median price for a house in Perth is now sitting at $622,000 compared to the previous record of $616,000 in 2014. 


During the pandemic families realized they needed bigger yards, and more space inside and they were happy to pay to upsize. With the Perth borders now open, and interstate buyers running to enter the property market we’ve seen an influx in interest in Perth property to live and invest. This isn’t slowing down either, while we’ve seen an initial rush from interstate buyers and Perth residents moving back home we predict there are still individuals that are keen to enter the market who haven’t made the first step yet. While the property prices smash Perth records, they are still relatively affordable compared to the other capital cities which is why the property shortage won’t ease for a while and why we can confidently say our vendors are getting great prices for their properties and they’re selling in weeks. Perth property overall continues to sell quickly, and produces great prices for sellers. 


The President of the Real Estate Institute of WA, Mr. Damian Collins has explained that he believes these conditions will continue for the remainder of the year 

“We don’t anticipate market conditions slowing any time soon, with a further 10 per cent price growth expected in the 2022 calendar year.”


2022 Federal Election- How it Affects the Current Market

The above figures can comfort buyers and sellers that are anxious with the incoming 2022 Federal Election. From what both of the major parties have currently announced, neither party has said they will make any major changes to housing policy which could impact property investors, first time buyers or general buyers. Experts are saying that this time around the election should have very little impact on buyer and seller confidence, or market conditions which is a relief for all. In the 2016 and 2019 Elections the proposed changes to negative gearing lead to market doubt, but in the current election there is bipartisan support to hold on to negative gearing which means more certainty for the property market. So even with an upcoming Federal Election, we can see that the Perth Property Market will remain strong.


While writing this blog post the Labor party has announced a new shared equity scheme. This would actually make it easier to enter the housing market for individuals earning less than $90,000, or couples earning less than $120,000 that have no property currently. The scheme has 10,000 spots available, and sees the government cover 30-40% of the purchase price by taking part ownership of the property. The percentage is able to be bought back by the homeowner from the Government, or they can leave the shared ownership. The only conditions are to live in the property for two years and, if an owners’ income increases during this period, they would be required to start purchasing more of the property.


Are you looking to sell your home? Why not book a free appraisal with one of our agents, and see how your property measures up in the current market.


Property Valuations 5 things you should know

Valuations are an essential aspect of the property investment game and because their result can be so crucial, here’s five elements to understand about the process.

1. It’s not an exact science

Valuers are only human; therefore the determinations they make as to fair market value of a property will be somewhat subjective in nature.

There’s also the prospect of the valuer being legally liable if they place too high a price on the property, and the bank subsequently loses money on the loan.

Many in the property industry believe this threat to the valuer causes them to be conservative with their estimates.

2. It’s not a real estate appraisal

Real estate agents can be notoriously bullish when it comes to appraising property, because they want to secure the listing to sell your property and they know they’re competing against other agents for your business.

They’re also well aware that home owners and property investors alike, want to achieve a good price for their dwelling.

So although most agents are very professional, they can alter their estimates upwards to meet your expectations.

This is in contrast to independent valuations, performed by valuers without any vested interests.

They are tasked with one duty only – valuing the property in question.

And importantly, the end value they attribute to the property makes no difference as to how much they get paid.

3. Not all valuations are created equal

We often talk about valuations like there’s only one generic process undertaken by every valuer; however this is not the case.

But as a property investor, you need to be aware that how the valuation is carried out can have a direct influence on the end outcome.

Full valuations are, as the name implies, the most comprehensive and involve a complete internal and external inspection of the premises, as well as researching comparable sales and the overall local property market.

Restricted valuations; often referred to as “kerbside” or “drive by” valuations, involve market research as well as an external inspection of the property.

You can see why it might be problematic for the valuer to never set foot inside your property before making their assessment.

4. Comparable sales are relied on heavily

One of the main forms of data a valuer consults to determine their estimate for your property is comparable sales in the area.

That is, recent sales of dwellings close to your property and similar in type and size.

Comparable sales can sometimes be difficult to obtain in remote areas or for buildings with unique features and styling, so this can make it trickier for valuers to come up with figures.

In other words, the less comparable stock there is to use as a yardstick, the more likely valuers will be to rely on their own subjective interpretation of what your property is worth.

5. You can be a part of the process

Most property investors are not aware that they can actually assist the valuer in their assessment of your premises.

You can also be present throughout the valuation to answer any questions they might have, with all information about the property close at hand.

While you don’t want to appear to be tampering with, or trying to influence the independent process, it doesn’t hurt to give valuers any information that might be pertinent to their judgment, such as improvements undertaken since purchase.

Getting the best valuation outcome:

While we may not always get the result we want from an independent valuation, property investors can be pro-active when it comes to achieving the best potential outcome by:

  • Providing your own list of well researched comparable sales – a valuer may or may not use this information.

  • Obtain your own valuation and request a review if you’re not happy with the figure provided by the bank appointed valuer.

  • Ask to see the valuation report so you know how they’ve worked out the price for your property and can read any additional comments made.

  • Do your own research and have a thorough understanding of the local property market.

Remember, nothing gives you more power in the property investment game than well-rounded knowledge.

For more property related advice, check out our blog

The importance of conducting a pest inspection before purchasing a property

One of the biggest financial investments in life is to buy a house for yourself. Purchasing one is nothing less than one of the biggest decisions you make in your life. Any potential home buyer always has check list of their various requirements and important features that they look for in a home.

One of the most important procedures before buying a home is the pest inspection. It is always good to make sure the house that seems to be your dream home is not going to be one of the biggest mistakes of your life.

To ensure you are making the right decision before purchasing a home, a pre-purchase inspection is essential. It will also help provide you with having the upper hand in negotiating with the seller.

A pre-purchase pest inspection aids you in finding out if the property you are about to purchase has a pest problem even though it might not seem like it at first.

Everything You Need to Know About Pre-Purchase Building Pest Inspection

As the name suggests a pre-purchase building pest inspection is an inspection to check on the risk/status of a pest problem in the property you intend to purchase.

In most scenarios a building inspection is conducted that provides a potential home buyer with a building inspection report before investing in the property. This helps them know the status of the building as per noticeable visual damage caused by pests. The report will not include if there are pests present in the property that can cause severe damage.

A pest inspection on the other hand helps identify if there is an existence of pests in the property before the purchase. A pre-purchase pest inspection helps you avoid the extra expense of potential damage caused by pests after the purchase of the property and having to pay for pest control. It also provides the benefit of negotiating on the price with the seller giving you an upper hand in the deal with the reports.

Importance of a Pre-Purchase Pest Inspection

Here are 3 major reasons you should consider getting a pre-purchase building pest inspection done before you invest your finances into the property.

  1. It helps you know the pest problems or status of the property beforehand.
  2. The report can be useful to help you negotiate for a lower price for the property with the seller as you may have to get some repairs or pest control done after purchasing the property.
  3. You can seek professional help beforehand to inquire about the seriousness of the pest problem and the adverse effects of the same in the near future in case you purchase the property.
  4. A professional can also provide you with an approximate amount that you will need to invest to resolve the pest problem so you know exactly how much money you are investing on a whole.
  5. It helps avoid future regret that comes from purchasing a property without researching well enough to notice more than just visual damage.

Benefits of Conducting a Pre-Purchase Building Pest Inspection

  1. Awareness

Ignorance is not always bliss and it is important not to hasten an important decision of investing in a house. Just visiting the house will not help you ensure there is no critical damage in the house you are going to purchase.

Having a professional inspect the house for pests and pest problems is a wise decision before investing your hard earned wages into a house. It is good to be well informed about every detail of the property especially the status of pests before you proceed with purchasing it.

  1. Value assessment

Pre-purchase pest inspection plays an important role in assessing the true value of the property you intend to purchase. It helps you judge if you are being provided with the best deal for your money considering the status of the property.

Pest problem are not always resolved easily and can take a big bite out of your wallet. It is good to ensure that the property you are purchasing will not be resulting in a hole in your pocket even after the purchase.

If the property seems overpriced as compared to its pest inspection reports, negotiation of price with the seller is easier based on the reports.

  1. Unseen flaws

Only a professional/expert can easily help identify the unseen flaws of a property before purchasing it, as there is always more than meets the eye.

A pre-purchase building pest inspection can help locate these unseen flaws and bring them to the knowledge of potential buyers to provide them with the information required to know the true depth of the matter and how the pest problems can be resolved.

  1. Knowledge of the overall investment

A pre-purchase building pest inspection can help you negotiate with the seller if there are existent pest problems that make the deal seem overpriced.

Considering the fact that you will need to also invest in resolving the pest problems, it might help the seller provide you with a more reasonable and budget friendly price for the property you intend to buy.

  1. Aid in Negotiations

Pre-purchase pest inspection reports help to equip you with the knowledge of the true value of the property you are buying. They can aid in price negotiations will the seller to help you acquire a better deal.

  1. Safety of your loved ones

The safety of your loved ones is what matters most overall. In order to make sure you are purchasing a property that does not have any unseen structural damage due to pest infestations it is good to conduct a pre-purchase pest inspection.

A few reports might even help you change your mind about the property instead of regretting it in the near future after the purchase. This is good as not every potential home buyer might chose to repair the damage and buy the home some might prefer not to purchase a place with any possible pest problem at all.

  1. Confidence in your decision

Many a times, one might still be unsure about the investment in a house. A pre-purchase pest inspection helps you remain assured that you have made the right decision for you and your family.

Professional Requirement

One needs to make sure they are choosing the right person for the job of inspection of their property. Only a professional with the expertise of pest problems can help you know the true pest status of the property as only they will know what to look out for in a property.

It is always better to be sure of the judgement by hiring a professional instead of trying to conduct the inspection yourself when you lack the skills of a professional.

A professional can also help you with resolutions and the estimate cost on resolving the pest issue or guide you on whether the property is worth your money or not. He will also need to ensure that the report is formatted and the content is drafted in compliance with Australian standards.

What are the things to consider before hiring a pre-purchase inspector?

Make sure that the person you choose has adequate insurance cover so that in case of any accidental occurrences you are not burdened with the extra cost of their medical expense.

The said inspection professional having an insurance cover also reflects as one who is aware of the duties and hazards of his job. Do a check on his or her professional background so that you have some concrete points to back their credibility and expertise.

Pre-purchase building pest inspection can never go wrong or leave you with regret. It is a key procedure to go through before purchasing the property to ensure complete satisfaction of the investment of your money.

How long does it take to do a building inspection

Buying a home, old or new, or having one constructed for your family is both an exciting and a stressful time. It’s mostly exciting when you picture your family living comfortably and happily, and making wonderful memories, in your new home.

But before you start this amazing new chapter, you have to go through the experience of having the house inspected by a professional building inspector.

So, what is a building inspection?

A building inspection presupposes that the house might have structural problems and, of course, discovering and dealing with such problems is the last thing you’d want when your family is eager to move in.

At the same time, it’s something you should prioritise to make sure that your family’s new home is structurally safe and sound, or, if you’re having the house built, to make sure that your contractor is complying with the proper building standards.

Do I really need a building inspection?

You should remember that a building inspection, no matter how stressful it might get, is a process that you should not rush. In fact, you should make sure, and even demand if necessary, that the building inspector you hired or hired by your realtor does a thorough and accurate job.

This means that you should also expect the worst. It is best, however, to identify any and all problems and potential problems so they can be dealt with immediately and properly. As you should already be aware, some building problems, when left unresolved/unrepaired could cost you more money in the long run and put your family at risk.

What types of building inspection services are there?

These are some of the most common types of building inspection services:

  1. Building Inspections
  2. Timber Pest Inspections
  3. New Home Stage Inspections
  4. Defect Inspections

One of the most common questions asked by home buyers is how long a building inspection usually takes. Depending on the size of the house and the issues that an inspector might find, the whole process can take between 90 minutes and two hours, or even longer.

What features will a building inspector assess?

Generally, a building inspector ensures that a house’s structural safety, accessibility, energy efficiency, and (in the case of a house under construction) adherence to the original building plans. The qualifications of your building inspector will determine exactly what the building inspection will cover. These are the common property features and issues that a qualified building inspector usually has on his checklist:

  • Structure
  • Foundations
  • Ceilings, walls, and retaining walls
  • Floors
  • Guttering
  • Eaves
  • Fencing
  • Electrical
  • Heating, ventilation, and air conditioning
  • Plumbing and drainage
  • Hot water system
  • Moisture problems
  • Asbestos
  • Pest problems
  • Maintenance issues


What should I do before a building inspection?

Prior to the building inspection, do your research (on the property and the location’s history) and write down the important questions that you might want to ask the inspector, as well as any concerns you might have.

Especially if you’re buying a house, knowing its condition is going to be an important factor in whether or not the price is right and in determining if a house is the right one for your family. You wouldn’t want your “dream house” to turn into a nightmare later on when hidden problems suddenly come out of the woodwork (pun intended) after you have moved in.

About the Author:

Sofia Colston works at River City Conveyancing in Brisbane, specialising in commercial and residential conveyancing.

Looking to buy, but unsure of the process? We’d love to help! Give us a call on 08 6254 6333 and we’d be happy to step out the process for you.

Don’t Make These Property Selling Mistakes

How do you avoid making poor choices and ensure a positive selling experience, while also achieving the best sale price possible?

Learning from other people’s mistakes is a great place to start and these eight blunders are all too common:

1. Choosing an agent for all the wrong reasons

Choosing the right real estate agent is paramount to a successful selling experience. But deciding who to use based solely on the commission they charge or your familiarity with them can be a big mistake.

A reduced commission may be tempting but as with anything in life, you often get what you pay for!

Similarly, using a friend or relative in the industry might put a strain on the relationship if they are not familiar with your area or property type.

Instead: Go for a widely acclaimed, experienced real estate agent that you trust.

Interview a few different agencies and look for someone who is honest, prepared, makes you feel at ease, has a good track record in your suburb and is a great negotiator. Learn more about our Naked Agents here.

2. Don’t micro-manage your agent

It makes it very difficult for the real estate agent when sellers don’t allow them to do their job.

Of course you should have a say in the marketing strategies in use, but be prepared to take their advice on board – after all, you are paying them for their expertise.

If you don’t want to pay for any advertising it could really inhibit the sales campaign, and prevent a great agent from selling your property at the best possible price.

Instead: When you are working with an agent you trust you will value their advice and know that it is coming with the best intentions and experience behind it.

Discuss costs, strategies and accountability with them upfront, and then let the agent do their job properly.

3. Being half-hearted

If you are putting your property on the market just to see if you get a bite, then it is likely going to be reflected in how many buyers actually take the bait.

It also stands to reason that your agent will have the same attitude.

Instead: Decide and commit.

If you definitely are ready to sell than it means that you are ready to do the hard yards of finding a great agent, committing to the marketing process and preparing your house to be on show.

4. Leaving the research up to your agent

A real estate agent has access and experience that makes their opinion very valid but don’t let that be the beginning and end of the story.

Use it as the starting point but don’t rely on your agent for all of your information and market date.

Not only could this lead to disappointment with the price they advise, it gives the agent all the power to make and influence your decisions.

Instead: Do your own research when you are preparing to sell your house.

Start looking at other properties that are for sale in the suburb and what they are listing and more importantly selling for.

This will help you be more realistic when you are discussing prices with your agent and also set your expectations.

5. Revealing that you’re desperate

Buyers seem to be able to sniff out desperation from a mile off and they are all too willing to pounce on it with a cheeky offer.

Some common indicators that all is not well in the vendors’ camp include continually lowering the asking price, and putting your house on the market without quality photos or a tidy street appeal.

As investors, we know that first impressions count and an unattractive curb appeal shows that you’re disinterested in your asset, which can lead buyers to wonder whether the property has other maintenance issues you haven’t addressed?

Instead: Improve your chances at getting a high offer by properly preparing your property for market.

This means allowing time to find the best agent, waiting for good weather for quality photos, gathering market research and if your budget allows it, staging.

Most of all, remember that you don’t need to reveal your reason for selling to any buyer, so just keep it simple and say you are relocating.

6. Selling as-is

While adding a new kitchen for the sake of selling is not always budget friendly and could put you in danger of over-capitalising, foregoing basic tidiness is not an option.

There is a lot you can do to improve the presentation of your investment when you’re selling, without spending a bucket load of money.

Remember: buyers want to be able to imagine themselves living in the house or renting it out to interested tenants, so give them every opportunity to do just that.

Instead: Spend some time cleaning, tidying, repairing, neutralising and staging before you put your property up for sale – ask your agent for his/her opinion on what needs to be done. Check out our blog on Property Presentation for more advice.

If the property is tenanted to less-than-tidy residents, you could even consider paying for a weekly cleaner prior to open inspections so that the property presents in its best light.

7. Ignoring early buyers

We want to believe that an offer will come along and blow us away but the reality is, offers above market value are very rare.

Did you know that the best prices are often achieved in the first weeks of the house being on the market?

The further the sale campaign extends, the more leverage buyers have, as they know the vendor is getting tired of waiting for a sale.

As a result, one of the first questions a buyer usually asks is, “How long has it been for sale?”

Instead: Do the hard work up front with your agent to determine a fair price to put it on the market.

Get the word out about your house and then be prepared to make a quick decision when offers start coming in.

Or if suitable, stage an auction campaign so you can be assured of achieving the best price the local market can support.

8. Covering up problems

Painting over the water damage instead of fixing it might be a good short-term solution to making the house presentable for showings, but it can work against you when buyers start to get serious.

If a buyer notices an issue like that, they quickly become suspicious about other problems the house might have and could decide against making an offer.

Instead: Repair problems properly or be upfront about ongoing issues.

No house is perfect and most potential buyers are willing to negotiate around minor problems.

Selling your investment property can be a demanding time, but if you go in prepared (and with a realistic idea of recent suburb selling prices), you can streamline the process and avoid extra stress.

While there will always be a lot of unknowns when it comes to selling property, whether its in your neighbourhood or located interstate, many variables can be minimised by avoiding these issues and working with an experienced agent.


If you would like to discuss your property needs with a Naked Agent, call us on 08 6254 6333

How Emotions Come Into Play When Selling Your Home

Selling your home will most likely be one of the largest transactions you will be a part of, so it is essential to separate your love/emotion for your home and start looking at it as real estate.

Here are several guidelines to help you, the home seller, avoid making decisions based on your emotions:

1. Avoid pricing your own home, follow your agent’s advice

It is every seller’s dream to get top dollar for his or her property, and sure it is possible, however finding a buyer who is willing to pay above market value for features that you value is not feasible if they don’t value those same things.

Home sellers tend to put a high price on their home due to their emotional attachments which is completely understandable.

Buyers on the other hand do not yet have this emotional connection to the home and will base their value of the home in comparison to others they have seen and what it offers them.

It is crucial to comprehend as early as possible that your home is placed on the market in competition and not isolation.

If your property is priced above market value it becomes a ping pong table as it will attract buyers due to its stunning features and then bounce them off to similar properties that are priced more in line with market value.

It can be a challenging situation to be in, and if you decide to hold out for the highest price, you will likely face one of two results – you could find it difficult to move on, or the potential buyers may think there is something wrong with your property.

Then buyers may then end up offering at lower levels as time passes by.

Think about it, if you were a buyer and you had seen a home that has come on the market for a high price which has then had to lower that price every 2 weeks for 2 months, what would your opinion of that home be?

This situation is sadly more common than you may think.

The longer the property sits on the market, the lower the offers tend to get.

Typically, when a property is released to the market, it will receive the most exposure and interest in the first two weeks.

Buyers who have been searching for a home will possibly view any new homes that appear on the market. If the price is right, you will get bucket loads of people to your open home, which is the perfect storm for a well-informed buyer creating an emotional attachment with your home.

It is at this point the fear of loss kicks in, with all the buyers at your open home this quickly breeds competition which we then use in your favour in order to secure the best price for your home.

2. Sellers attending at the open house – This will make it difficult for buyers to be open and honest

There are many reasons why you would probably want to make an appearance at the open house.

However, being there could make it difficult for the potential buyers to be honest about their opinions on your house which is what you want!

It is a lot easier to obtain honest opinions from potential buyers when the owner is not around.

It also creates a possibility that a buyer may approach you in order to negotiate you down on the price.

Leave it up to your real estate agent to do their job, and trust them when they give you advice, it is out of many years of experience.

3. Taking potential buyers’ comments personally

As the homeowner, you are likely to take it personally when buyers point out every possible flaw concerning your home.

You may think that each view or comment is a complaint against how you have maintained your home over time, which is only natural.

The truth is that each observation from the buyers, while it can be harsh at times, has nothing to do with you, as the home seller.

Therefore, you need not take anything they say personally.

There have been cases where sellers declined some offers, because they took things too personally after receiving negative comments about their home.

While it is sometimes easy to take things personally when selling something that you own, doing so should be avoided as far as possible.

As soon as you decide to put your home on the market, it is essential to start detaching yourself from it on an emotional level.

Real estate transactions are often aggressive and challenging given that sellers want the highest price, while the buyers want the lowest price possible.

For all the above mentioned reasons, home sellers should use experienced and reputable real estate agents to protect them from the entire process (this is how good agents earn their money).

Real estate agents are able to filter relevant information, distinguish the genuine buyers from the tyre kickers and meet with the buyers only when they have received a serious offer.

Emotional things to be aware of as a seller:

  • Early bids can often spook you and make you think that you underpriced your property.
  • The property is correctly priced when an early offer is close to the asking price, as long as the asking price is similar to the market price.

It is counterproductive to wait for a better offer, as it can lead to a property languishing on the market.

  • Negotiations will normally include buyers pointing out each flaw of your property.

While it is certainly disheartening to hear the comments, it is a very good sign.

It typically means that the buyers are serious about the property.

It is essential that you accept that there will sometimes be criticism and recognise it as a valuable negotiating tool.

At the same time, you should avoid taking it too personally and prevent yourself from walking away from a prospective sale due to any type of emotional reactions that you may have.

Naked Agents are always here to help. For any advice contact our team today!

Getting The Best Selling Price For Your Home

Taking care of those “little jobs” you’ve been putting off every weekend is very important in achieving a quick sale at the highest possible selling price.

This is because buyers typically notice the little jobs too; an ill-fitting gate is easily and cheaply repaired, yet can loom large in the buyer’s mind as a more major problem that hints at other areas of the property being neglected.

Beware of over-capitalising

That being said, you need to be wary of over-capitalising when preparing to sell. Replacing a bathroom and renovating a kitchen are expensive and, depending on the property and its location, may prove counterproductive in the effort to achieve the best price.

For example, if you were to take a quality home worth $700,000 in a suburb where the median house price was of that same value, then investing in a new kitchen and bathroom costing $80,000 may not be the best idea, as it is probably more difficult to sell that property at $800,000. This is partly because it is already above the suburb’s median house price.

Conversely, an original cottage in a well-established affluent suburb is more likely to benefit from renovations when preparing to sell due to the higher demand for “finished” properties in those sought-after areas.

Presenting your home for sale

Obviously, each property and circumstance creates a variety of options for sellers when preparing to sell, and opinions from real estate agents on the matter are, as always, subjective.

In general terms, presenting a clean and tidy home is always going to help your cause in selling at the best price.

Paint out bright colours on internal walls, de-clutter by storing away trinkets and excess family photos, clear the fridge of magnets and kids’ school art and place items neatly in storage cupboards.

Small things do make a difference. Paint and gardens are two areas of focus that can make a disproportionate difference to the selling price (relative to their cost and the effort involved).

These tasks can usually be completed by the seller themselves which helps keep costs down and can make an amazing difference to the presentation of the home and therefore the price of the property.

For more helpful advice on selling your home, check out our related blog posts

Sell Your Home for More with these FIVE Updates

Sell Your Home For More With These FIVE Updates


Some home features have always been big sellers to those looking for a new home, like an updated kitchen and bathrooms, while other features are new to the market and appeal to younger buyers – such as integrated smart technology.


It’s a no brainer then, that keeping your home updated and fresh is vital to increasing its value.


Here are five home updates for you to consider to help you sell your home for more. Each of these features are quality investments, so you can rest easy knowing that they won’t age or outdate in the near future!


1. Bathroom Remodel


Moisture issues and regular use can cause bathrooms to require more remodeling attention than other areas of your home, but in our experience, most buyers will be enticed by an updated bathroom (and kitchen, but more on that later)…


This is why it’s a good idea to update the features in both your full and half baths every three to five years. This way, you avoid having to complete a total overhaul once you decide to sell your home.


Lighting: Want to make the biggest impact for the lowest cost? If your bathroom is dark and dingy, consider going light shopping.


There are a range of affordable looks you can choose from to suit your bathroom, including:


  1. Pendant lights
  2. Downlights
  3. LED downlights
  4. Concealed lighting


Whatever your preferred design is, making sure your bathroom is well lit should be at the top of your priority list.


For Perth bathroom pricing and style tips, we love this post from On the Ball Bathroom Renovations – they showcase their recent bathroom reno’s in Thornlie, Como, Southern River and Bibra Lake.


>>> General Style Tip… Carefully consider the style of the tiles you decide to lay when first updating the bathroom and opt for neutral colours with few patterns or designs. They’re called “classics” for a reason – this style is timeless and won’t go out of fashion any time soon.


Shower + Bath Tub: If your current shower and bathtub are outdated (if it’s chipped or it’s a bright shade of mauve or seafoam green, sorry but the buyer consensus is – it’s ugly), consider installing a new shower or free-standing bath tub and then re-caulk the area every so often to avoid cracking, discoloration and water leakage.


Just a shower? If you’re without a bathtub and have the space in your stand up shower, double shower heads are a very popular and appealing feature to home buyers. They’re luxurious, convenient, and timeless.


2. Kitchen Update

The kitchen has long been one of the most important features of a home for buyers of all ages. An open kitchen area with plenty of dining space and counter seating is a top priority for any homeowner looking to capitalise on their investment.



If you feel as though you’ve stepped back in time when you walk into your kitchen, it’s advisable to remodel the space and then make small tweaks over the years.


A few pointers:


  • Sleek, modern kitchen cabinets are favored over older, ornate wooden-style ones.
  • When it comes to kitchen counters, granite is appealing to many buyers, but quartz countertops have become the new gold standard.
  • Stainless steel is another great buzzword that sticks out to modern home buyers. Replace your old appliances with those made of stainless steel for a more polished look.
  • A double sink recess (if your kitchen countertop has the space) is considered a must have for buyers (particularly families… lots of dishes)!


An updated kitchen can totally transform the feel of a home, so if you’re to update anything in your home first, the kitchen would be our top pick.


3. Energy Efficient Features


As the world becomes more environmentally aware, many home buyers are seeking out properties with energy efficient appliances and features. A prime example is solar panels, which can be very costly, but can offer enormous savings on energy costs.


Installing solar panels is a major project, so it’s not recommended that you take on this work solely for the purpose of selling your home, but if you’re interested in making your home more environmentally efficient, and you plan to live there for a while, they can be a great long-term investment (for both you, and potential buyers in years to come).


Aside from solar panels, a smaller, more affordable home improvement you could make to lower energy costs is to replace your windows.


These are a common feature in energy efficient homes, as old windows can become loose and let in outside air. This then allows unwanted cool or warm air into your home, making your central air work harder to maintain the set temperature.


And if you replace your windows just before you sell, the benefits are twofold – you add value to your home, and you don’t need to clean them (haha).

4. Smart Technology


From lighting and security to music systems and thermostats, there’s nearly an endless list of ways to incorporate smart tech into your home.



Our advice is, think about when you want to sell your home. If you’re selling now – it might be worth adding a cool new tech feature to entice the current buyer pool. But if you’re not planning on selling for five years or so, it might be worth waiting – in five years time your choice of “smart tech” might not be considered “smart” any more…


Just think about how often all those Apple products are updated.


If you are after the latest and greatest technology, the most desired feature is the new Nest Thermostat, which can determine which temperature you prefer to keep your home at and develops a schedule to efficiently heat and cool each room. This is especially coveted by buyers with families.


If you’re after a few smart technology options that can stand the test of time, think about installing some outdoor cameras or alarm systems. Buyers will always value their privacy and safety, so even if these features aren’t brand spanking new, they will still be viewed in a positive light.


5. Add a Porch or Back Patio Area


Aside from indoor features, many home buyers look to a property’s backyard before making a decision on whether or not they are interested in buying. A porch or back patio is the perfect space to host outdoor gatherings or relax with the family in the evenings.


If you already have one of these areas, consider updating the space with new, stylish flooring, an outdoor kitchen area, or some outdoor ceiling fans. Though you likely won’t be selling your outdoor furniture with the home, it’s important to have a cohesive design and theme within the space to help potential buyers imagine themselves relaxing on the patio.


Selling your home for the best price is our speciality, so if you’re struggling to find a buyer in the current Perth market, feel free to give Brendan Leahy a call on 0439 998 867. He’d love to lend you his 12+ years of property experience and help you get the best outcome for your home.

Subject to sale

Subject To Sale: How To Buy A House Before Selling [VIDEO]

Want to buy a house before selling your current one, but not sure how? Learn all about a subject to sale offer…

Maybe you’re ready to upgrade to a bigger, better home than you’re in now, but due to tight finances you need to sell your current house before you can afford to buy a new one.

The good news is, there is a way for you to buy a house before selling yours. It’s called a subject to sale or ‘subject sale’ offer.

Subject to sale contracts do need more careful attention to detail, but they often succeed and proceed smoothly to settlement.



What is a subject to sale offer?

A subject to sale offer is a condition that allows you to put an offer in on a home you want to buy (either to upgrade, or downsize), and it will only proceed subject to the sale of your current house.


When are subject to sale offers beneficial for buyers?

In most cases, if you sell your current home first and then look for a new home, odds are you will get the best possible price for both transactions. But depending on your circumstances, this may not be viable for you.

Subject to sale offers can be very beneficial if you’re in one of the following situations:

  • You’re thinking of upgrading or downsizing into a better home for your situation.
  • You want to buy a house before selling, to avoid moving twice and the pressure of finding somewhere to live in the meantime.
  • You’ve found a house but need to sell your home first, so you can use the funds to buy the new one.

In fact, over 73 per cent of our buyers and sellers are in this position – and the percentage is only getting larger with the tight lending conditions.


How are subject to sale offers beneficial to buyers?


  • You won’t need to borrow anything, or as much money from the bank to afford your new mortgage (depending on the amount of equity available in your current home).
  • You won’t need to move twice, if your current home sells before you have found a new home to buy and you need to rent in the short term.
  • You won’t need to worry about paying for both a new mortgage PLUS your rent if you buy a new home before your short-term rental lease is up.


What are the risks of subject to sale offers for buyers?


  • Your subject to sale offer may be beaten by more competitive buyers (with cash or finance offers).
  • You may need to sell your home for a lower sale price.
  • You might not sell your home within a reasonable time frame, and could potentially lose out on your dream home.
  • You may need to pay a premium on your dream home. Sellers are justified in asking for a higher sale price from you, for the advantage and protection of settling after the guaranteed sale of your current house.


What is the 48 hour clause (or subject to sale clause)?

This is usually combined in the ‘subject to sale’ contract as a special condition.

It means if someone else comes along with a cash or finance offer, you have 48 hours (or two business days) to go unconditional, and get either an offer on your house, or get home to home finance (previously known as bridging finance).

Learn about home to home finance here.

If you can’t do this within 48 hours, then the cash or finance offer will take precedence over yours, and you will miss out on your dream home. Which is why it pays to be prepared…


How to give your subject to sale offer the best chance of success

  1. Have your house ready to sell, that day

You need to have your house ready, when you go looking for homes.

When you sign an offer and acceptance with a subject to sale clause on it, you’re saying your home will be going on the market that day, and will be selling for a certain price. A good real estate agent will already be thinking about buyers that they can get through your home to make the deal happen for you.

  1. Stick with the agent that has your dream house listed for sale

Get them to sell your home. They have a vested interest in making sure everything goes forward, but more importantly, they know what’s happening with the sale of your home, and can communicate it to the owners of the home you’re looking at buying.

  1. Be very, very sensible about the price you list your home for

Remember, it’s not about you creating a record in your suburb, it’s about you being able to get your home sold in the first place.

Sometimes that might mean forgoing 5 per cent or 6 per cent of the sale price – so you can move to your dream home. Which on a lot of occasions is going to be a bigger home, on a bigger block, with extra room for the kids, a bigger kitchen for the cook of the family, or a workshop.

Focus on the reasons why you’re moving, and you’ll have a better chance of pricing your home for sale correctly, and allowing your subject to sale offer to proceed.


As always, if you have any questions about how subject to sale offers work, feel free to give us a call on (08) 6254 6333 or contact us here and we can talk you through the process.