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West End Property Sales, Investments and Development.

Explosive is a word which would most aptly describe the 'Autumn Effect' in the West End property market.

West End estate agents, LDG has always maintained a realistic approach when advising clients, and accurate property valuations have to be given utmost consideration, particularly in the current dramatic property market. Our archives and current databases are constantly reviewed and we are mindful of not overpricing by giving you the vendor the most confident value, without being misleading.

Exciting unique properties feature in this issue and whether it be Fitzrovia, Bloomsbury, Marylebone, Covent Garden or Soho the demand is consistently high.

When this acceleration in Central London prices will cease no one can be sure. The Bank of England has increased interest rates as expected and this may ultimately cool soaring property values, but in our opinion the only downside to this will be the reduction of the percentage increase in prices!

Selling your home and achieving full value!

At any given time, three general factors affect the sale price of a property:

• The economic market conditions

• The location of the property

• The market competition - other property like yours competing for the same buyers

These three factors are in a constant state of flux. Interest rates rise and fall, neighbourhoods gain or lose desirability, and as properties are placed on the market, the pool of active buyers changes. No-one can control these factors and wait until all the conditions are perfect. However, they can be maximised to a seller's advantage.

'Presentation' can make your property stand out from the competition whether the market is booming or not.

Preparing your home to make it memorable and easy to recall as many buyers view five or six properties in a day

In a buyer's market, there is more competition and choice. Buyers can be more selective on matters of detail.

In a seller's market, if your home has a wide appeal to many potential buyers, you can achieve the highest possible price.

Location - if the property is in a less than ideal location, you can't move it. But you can maximise the most appealing feature to overcome the disadvantage.

If you don't 'prepare' your property, in effect you help the competition look better - you are helping them sell their house!

If two houses are similar, buyers will choose the one that touches them emotionally.

The market determines the price range: you determine where you house falls within that range

A well priced property is half sold

There are features for which buyers are not prepared to pay extra, for example an underpinned house - buyers expect firm foundations and are not prepared to pay more for that.

The value of your property

We recognise that pricing can be an emotional issue, as you will value your property identity and memories. We understand that it may take time to reconcile with a market valuation where is does not reflect an emotional and personal attachment to a property. As professionals, we will concentrate on the features that buyers will pay for - we want to present the property to appeal to a likely buyer.

Overpricing

This is the most critical judgment as the wrong decision can undermine the eventual sale price. Losing a window of opportunity to market to the most serious pool of buyers can upset your sale or at best delay it.. Serious buyers have done their homework and have seen other properties - they know current values and won't buy something overpriced. If there are no similar properties on the market and there are waiting buyers, a higher price can be obtained.

After the initial marketing, the only buyers will those who are new to the market - the others will only show interest when the price drops or other available property is sold.

If your property is over priced, this makes the competition look an even better deal!

Look through a buyer's eyes

There is no need to be defensive - we are not suggesting that your property is a mess or the decorating is a nightmare, but we do all live in our homes with blinkers on, ignoring the odd cracked tile, chipped paint or loose doorknob - you need to position your house for the fresh discriminating eyes of buyers - it is a product for sale.

Model homes are completely clean - no fingerprints, grease stains, no toiletries with dust on them - no clutter in the rooms.

No matter how many great elements there are in your home, buyers are 'inspecting' - looking for clues to uncover hidden costs. Once a buyer has fastened upon a negative feature, it's difficult for them to see beyond it.

When buyers are greeted with clutter, they tour the property with the perception that it is small and not well maintained. The tone of a viewing can be set in a single glance - if the buyers first sight is of weeds around the foundations or peeling exterior paint - this is not an engaging and positive first impression.

We quite understand that many vendors feel uneasy as buyers peer into their lives and the way they live. But people are evaluating your property as their potential future home. Without preparation, the home could remain on the market far longer than you want or wait for a buyer with the rare talent to visualise and see beyond what exists and appreciate the larger possibilities.

When selling your home you have an advantage:

• A targeted viewer

• A captive audience

• An opportunity to make multiple impressions

'Positioning'

When buyers begin to see your house as 'home' they make the mental shift from seeing the property as "a three bedroom house" to the more personal thought..."this would make a wonderful study, a perfect bedroom for Mother, etc".

This is called 'positioning' - when we obtain feedback from viewings, we are able to assess the 'positioning' which is an important part in the negotiations that may follow.

Declutter

Clutter takes up space and makes the entire property feel smaller.

Make sure house plants make a positive statement

When you do move, you will have less to pack - Recycling is environmentally friendly and good for the soul!

Clear the street in front of your property of any litter or debris so it look impeccably clean right up to your front door

Pick up and organise tools and gardening equipment - coil hoses neatly

Thoroughly weed garden and shrub areas. Remove fallen leaves and sticks. Lawns should look healthy and cared for - trim plants and shrubs, remove dead or dying plants and shrubs.

Clear away bikes, toys and extra cars. Cupboards - be ruthless - remove, consolidate, clean/paint - your buyer should have the impression that there is plenty of storage

In a communal hallway, don't allow mail to mount up

Clean kitchen work surfaces of gadgets, pans, bowls and appliances

Everything must be clean - Nothing broken, ragged, torn, chipped - if necessary, store cleaning materials in a bucket

Remove or rearrange furniture to create openness and space and do not obstruct a good view.

Remove papers and magazines, and box toys or sell/donate old ones

The uncomfortable feeling of an unappealing house causes apprehension, and the buyer starts to disengage

Houses with pets or smokers require extra cleaning and attention.

Clean windows let the light shine in

Repairs - neglect encourages buyers to feel justified in making low offers since they are likely to be calculating the costs of them having to carry out repairs.

Neutralise provocative design statements, religious or political - If a home is very tailored to a specific individual, a buyer has difficulty imagining their own things in that environment - unless of course they are a duplicate version of yourself! That is going to restrict the market of buyers somewhat!.