Finance advice
Selling a property, property investment, steps to selling a property, buying market, house market

4 simple steps to selling a property

By Bianca Dabu

Amidst the changing state of markets across Australia, sales executive Kiki Bermudez follows four simple steps to help property vendors maximise their earning potential anywhere, any time.

While investors can definitely sell their properties by themselves, Ms Bermudez strongly encouraged seeking the right agent to help you through the process of selling—from determining the right sales price to finding the best buyer.

“There are very different real estate markets out there and you need the right agent on your side,” she highlighted.

Find out the process that she has used for more than a decade to get the best results for her clients:

1. Budgeting

According to Ms Bermudez, the initial step would be to set a budget for the improvement and styling of the home to avoid overcapitalising or spending more than what could be earned.

The sales executive advised looking into alternative options to save as much money as possible without sacrificing quality.

She shared: “For example, instead of ripping out the bathroom and doing a $15,000-renovation, you may consider respraying the tiles and enamelling the bathtub and the shower. That will cost only about $2,500.”

“It's really about just making sure that people can actually live in it straight away instead of having them think, ‘We have to rip this out and spend.’ If you say $15,000, they'd probably think $20,000 to $25,000.

“You really just have to take away those objections and agents can guide you on what's appropriate and what's too much so you're not wasting your money,” Ms Bermudez added.

2. Determining the target market

Once you have the budget set, study your target market and consider it as your main guide to styling the property.

In most cases, the type of property dictates the kind of buyers that are most likely to be attracted to the property more than the dwelling’s location.

Ms Bermudez explained: “If it's a semi-detached home or a free-standing home, it tends to be professionals working in the CBD or moms with children. In terms of your lower end market, which is your one- and two-bedroom dwellings, you'd tend to have a lot more investors in that market.”

Aside from distinguishing owner-occupied markets versus investors’ markets, she also advised considering the nationalities and cultures of potential buyers.

For instance, in the city of Randwick where she does most of her business, several suburbs are home to foreigners who are studying or working in and around the area.

She said: “It’s mostly Australian in the Randwick, CoogeeCoogee, NSW Coogee, WA market. Where it tends to shift a bit more is KensingtonKensington, VIC Kensington, WA Kensington, SA Kensington, NSW, Kingsford, which is right next door.”

“You've got a lot of international focus, particularly from the Asian market. Out of ten buyers, you might have six or seven Chinese and Indonesian buyer. If that same property was in Randwick, two blocks away, it'd probably be just one or two foreign buyers,” the sales executive added.

Being specific in determining your target market will help you present the property in a way that best suits your potential buyers, thus increasing your chances of selling at the best price.

3. Styling

After the first two steps, styling a property should be a breeze with the help of the right professionals, according to Ms Bermudez.

A good agent will help you go through it in fine detail—meaning, they will give you a list of what needs to be done in order to make the property beautiful, whether it’s an empty property or otherwise.

Then, they will coordinate with the right tradespeople to make the styling plan come to life.

The necessary changes can range from simple decluttering to a minimal cosmetic renovation, the sales executive said.

According to her: “It's very much about advice around decluttering the property, painting cracks, changing appliances. It's really about just making it visually pleasing.”

“For example, if your second bedroom is a gym, I would highly recommend making sure you change that space to utilise how potential buyers would normally utilise it. They need to get excited about the possibilities and what that actual space can offer them,” she highlighted.

4. Marketing

Finally, before putting your property up on the market, take time to formulate a good marketing strategy so you can compete with similar properties available for sale in the same area.

Oftentimes, your marketing strategy can determine the level of success that you can achieve as a vendor.

After all, what’s the point of a well-styled property if no one goes to check out the place?

Ms Bermudez advised testing out a particular strategy for a couple of days then making the necessary adjustments based on initial feedback.

She said: “When buyers come to our open homes, we take notice of what's working and what's not. We say, ‘Where did you see the property advertised?’ ”

Nowadays, solo signboards are among the most effective marketing tools available to investors, especially if placed in busy areas.

Video marketing through Facebook Live and other social media sites is also a big hit to buyers because they want to have a good preview of the space before taking the time to actually see the dwelling in person.

Some investors go as far as seeking premium placement in real estate websites like realestate.com.au or domain.com.au.

Meanwhile, there are those who still resort to print marketing, especially if they are selling premium houses.

According to the sales executive: “That is somewhat effective but more so for houses as opposed to units. Some of these more premium houses are going on print publication like a beautiful coffee table book. You spend thousands but you do get noticed by gentlemen that work in the financial markets.”

At the end of the day, the best marketing strategy will be determined by your target market, the type of property you are selling and, ultimately, the goals you want to achieve, Ms Bermudez said.

“The world is yours in terms of how far you want to go. It might be painful at first, whether it's a few hundred bucks or a couple thousand dollars, but in the big picture, it is such a small percentage of the actual value of your property. That one extra buyer that you can introduce can make a huge difference to price,” she concluded.

 

Tune in to Kiki Bermudez’s episode on The Smart Property Investment Show to find out more ways to maximise your earning potential when selling a property. 

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FROM THE WEB

podcast

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Luke’s first property investment included what he now looks back on as “learning experiences”.  He chose it only because it was close to where he lived, he bought it at the peak of the market and he elected to manage his (unreliable, damage-prone) tenants alone. Now, 16 years on Luke has 30 properties and a much better idea about how to approach the investment game.

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In this episode of the Smart Property Investment Show Luke joins host Tim Neary to unpack how he went about educating himself, how his investment style has changed over time and why patience is the name of the game.

Luke will also share how his initial mistakes discouraged him and had him doubting the wisdom of being an investor, and how his realisation of the importance of active management bought him back into line.  He will discuss the importance of having a strong support team and why it’s smart to put a proper value on your personal time.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

RELATED AREAS OF INTEREST:

How to profit from changing market conditions
Quit the 9 to 5: Taking control of your income and your career
4 tips for first time property investors

AREAS MENTIONED: 

Sydney
Brisbane
Adelaide
Wollongong
Geelong
Melton South
Cairns
Perth

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An unsure start in property investment leads to a 30-property portfolio
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  ["title"]=>
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  string(115) "

Promoted by Blue Ink Finance.

Budgeting tips when your Personal Debt is High.

" ["fulltext"]=> string(8092) "

Credit card debts and personal loans are the greatest obstacle between everyday people and their potential to live in financial freedom.

Of course, I understand that sometimes getting a small personal loan is absolutely necessary. Unexpected costs like medical expenses can make personal loans the only option.

However, the majority of us have debt simply because we spend more than we earn.

In either case, your number one priority is unlocking those chains of debt that are holding you back.

I’m going to give you some tips for budgeting with hefty personal debt, but first I want to talk about the impact those loans are having on your life.

How much is your debt really costing you?

Over the years that you’re paying off your loans at the minimum repayment, the interest on those items will end up costing you multiple times more than the original borrowed amount - and those endless due dates will haunt you. There’s no freedom in that!

Let me give you an example. You’ll be shocked, I guarantee it!

Let’s say you have around $4,000 of credit card debt, charged at 19.99% p.a. If you paid only the minimum monthly amount, it would take 37 years to pay off the total debt.

How much will that $4,000 debt cost you? $19,200. Depressing, isn’t it?

You might feel like you need a full-blown money explosion to get out of debt, but don’t despair just yet.

What you need to do is arm yourself with a strategic budget, and I’ve got some tips to help you.

Budgeting while you have hefty personal debt is tough, but possible – and it’s essential for eliminating that debt forever. Let’s have a quick look at how you can start to tackle that mountain of borrowed money.

It’s time to take charge and break some chains!

There’s a method for reducing debt that has an excellent success rate, if you’re committed:

  1. Make a realistic budget (and stick to it)
  2. Reduce your expenses and/or increase your income until you are in the black
  3. Save an emergency fund first
  4. Pay off your personal loans and credit cards, starting with the either the smallest debt first or the debt with the highest interest rate
  5. Revise your budget as you go along.

Why an emergency fund is paramount to success

You’ll see I’ve put saving an emergency fund before paying off your loans. Even a small amount initially, like $500, is enough to stop the cycle of borrowing to pay bills, then paying out even more in interest each month, which leaves less in the bank to pay the next bill.

Once you have a buffer saved, then you can start aiming some serious firepower on your debt, and that’s when it gets exciting!

Think back to my credit card example. If you upped the payments each month from $84 per month to $212, you would have the card paid off in two years and save $14,285 in interest. That’s worth a little bit of effort, wouldn’t you agree?

Tips for a budget that works

You may need to cut back drastically on your expenses to clear your debt, but here’s some other ways to make the most of your budget:

  • Find micro-ways to reduce your expenses every day. Make work lunches at home, cancel a pay TV subscription, find a better phone deal, or pass on your afternoon chocolate bar from the vending machine. Instead of spending $40 on a takeaway dinner, have a bowl of cereal!

  • Find a friend who will keep you accountable. Having someone else who shuns a pricey outing to the day spa for a walk along the beach instead will make you feel better about saying ‘no’ to expensive events that will blow the budget.

  • Refinance your home loan to release some funds. If you have a mortgage, talk to us at Blue Ink Finance about the possibility of refinancing your home loan to allow you to release some equity to help clear your high interest, personal debt. It’s not always the best strategy, but it’s worth investigating, especially if you can consolidate it into a home loan that has a significantly lower interest rate.

  • If your income increases, leverage it! The only place that extra money should go is into paying off more debt. Enough said!

  • Refine and polish your budget as your circumstances change. Your budget shouldn’t stay the same. As you find more ways to decrease your expenditure and become adept at sticking to your financial plan, fine-tune your budget to reflect your savvy saving. Any spare change goes directly onto your debt.

  • Automate payments of bills, so you don’t spend the money first. This saves you from late fees if you forget, too.

The reality is that you won’t have a profitable budget until you get rid of that high-interest debt. The beauty of a budget is that it can get you there! Knock the debt, stay away from borrowing except for assets like property, and you’ll have a well-oiled financial plan that kicks goals instead of paying lenders!

At Blue Ink Finance, we have a team of expert brokers as well as a panel of industry experts that understand all the nuances of positioning your personal finances to kick real goals with Property Assets and can support you in achieving your goals.

Give the team at Blue Ink Finance a call on 1300 888 796 or click here to request your Complimentary Finance Review with one of our experienced Finance Coaches now.

And see how having a panel of industry experts on your side, can fast track your property goals.

About The Author

David Wegener
Chief Executive Officer
Blue Ink Finance

Who I am, and why I want to help you succeed.

As an award-winning Mortgage Broker with nearly 20 years’ experience in the finance industry, I’ve seen it all.

I’ve gone through constant industry changes and yet I still successfully help my customers borrow the money they need to get ahead.

As a Finance Coach, my goal is to help you understand your financial potential so that you can borrow with confidence.

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Leveraging your Blue Ink Finance Broker for more than just a loan.
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With the softening market impacting property values in many parts of Australia, Sally Dale, Opteon state director for NSW, ACT and Qld joins us to discuss the importance of valuations in the current property market

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Joining host Phil Tarrant, Sally will draw on her 25 years of experience in valuation and discuss the processes involved in arriving at a value for a particular property. She will also share how that process differs between commercial and residential properties and the difficulties which regional property valuations can present.

Sally will unpack the importance and cost of regular valuations on your properties, discuss whether presentation and owner input can sway a valuation and share what you should look for when seeking a reputable property valuer.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

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Sydney
Brisbane
Adelaide

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Can property presentation result in a higher valuation?

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