It’s important to remember that the purpose of a marketing price is only to attract maximum interest. It has no relevance to the true value of a property.

Quick Tip: It’s best to market at a round figure i.e. €400,000 as opposed to €399,950. This will mean you appear in searches up to €400,000 ‘and also’ from €400,000. At €399,950, you would only appear in searches up to €400,000.

Arrange for perfect pictures, aerial external photography and lifestyle images to be taken by a professional photographer. Remember that you don’t get a second chance to make a first impression, so quality is crucial, especially when you consider that virtually all buyers now search online for properties in the initial stages. Make sure the property brief or description is benefits focused and does not simply list its features.

The property should be launched onto the market and the details uploaded to all the major property portals. At any one time, there will be a pool of buyers looking to buy a property just like yours. You just have to make sure that your property is marketed in such a way so as to attract your potential buyers. These are the ones who are most likely to pay a premium price for your home.

Make sure your agent is also capable of texting and emailing relevant property details to all registered buyers.

Quick Tip: Prefer to launch on Wednesday as Thursdays are the busiest day for online searches.

Because standard just isn’t good enough. Various portals usually offer two promotion packages available to estate agents – standard and premium. Premium promotion will make your property more visible compared to competing properties.

Make sure your agent is taking advantage of premium promotion which can lead to up to100% more views.

All ‘active’ buyers will be regularly searching for a property online so it’s very important that you have a significant online presence. But what about the ‘passive buyer’? Ask any estate agent and they will tell you that they have, at some point, sold a property to a buyer who wasn’t actively looking.

A For Sale board is a great way to do this locally, but what about the opportunist buyers who aren’t local? A great way to attract these potential buyers is to place an advert on Facebook, targeting your demographic of likely buyer. The aim here is to reach as many passive buyers as possible.

Make sure your agent erects a FOR SALE board to attract any local passive buyers.

One month into the marketing of your home, you should ensure that your agent is monitoring the effectiveness of the marketing and analysing the Click Through Rate (CTR); making improvements or changes where necessary.

Quick Tip: Ensure that your estate agent is rotating the lead image monthly at least, to keep your property imagery fresh. It may just be the kitchen shot that creates that ‘click through’ which prompts an enquiry, which leads to a viewing, which helps to develop a potential buyer’s emotional attachment which can lead to an offer being made at a premium price.

With all the above effort, it’s clear to see that your agent cannot afford to miss an enquiry Make sure all enquiries are captured 24/7 and an enquiry is never missed. To do this, your estate agent needs to answer their phones 24/7 or get back to missed calls as soon as possible.

It is important to ensure that your estate agent will never miss a telephone call and therefore potentially an enquiry/opportunity/viewing. That missed call could mean you have just missed the buyer who would be willing to pay a premium price.

It's advisable to have your agent show buyers around. Buyers feel more comfortable and will be more honest. If it’s not for them, you want to know quick and move on. Not have them spend 30 mins of wasted time just to upset you.

The aim of a viewing is to ‘show’ the buyer the house not ‘sell’ the buyer the house.

First viewings are emotional, second viewings are logical.It’s good if the owner can be in the property during a 2nd viewing to answer any questions the agent cannot which will speed up the decisionmaking process.

Honest, unfiltered feedback from every single viewing is crucial to your sale success as it will help with the following step (Step 10).

On average, it will take about 10 viewings to secure a buyer and as a property can only have one buyer, feedback from the other nine people can help you to secure that offer.

After three months, if your property is still for sale, then you need to review the marketing and interest to date. Look at marketing reports and Click Through Rate reports, examine feedback reports and market comparable reports.

Don’t just leave your property sitting there on the market, hoping someone will come along and make a sensible offer at some point. Control the process.

Remember that most buyers will have made an offer on the basis of at least some degree of emotional attachment to your property and although you don’t want to manipulate that, you do want to use it to your advantage so don’t be afraid to negotiate hard.

Our 4 stages (Prepare, Discuss, Propose, Bargain) of Negotiation has yielded on average 8.8% more for our clients