Coastal Luxe Style Guide

The Outdoors

From family get-togethers to parties with friends, outdoor living is an important part of Australian culture – particularly for those among us who are fortunate enough to live on the Sunshine Coast. However, without a suitable space to entertain, inviting guests over can be somewhat challenging.

Fortunately, coastal luxe style homes are made for entertaining; whether you have a large open backyard or a smaller patio space, creating an idyllic outdoor area can completely change the way you think about hosting. Wouldn’t you love to enjoy those warm summer nights in a beautiful space of your own? Continue reading to learn how to turn your backyard into a dreamy coastal luxe outdoor retreat.

Outdoor furniture

The first thing your guests will notice as they enter your coastal inspired outdoor living area is your furniture. It’s important that it makes a strong statement. For a truly beachy look, you can’t go past beautiful whitewashed wicker lounge furniture with plenty of weather-resistant cushions. If you have the space, you may even want to add an outdoor dining set for those extra special occasions.

Feature lighting

When it comes to creating the perfect outdoor living space, lighting can play a key role in the overall ambience. If you intend on using your outdoor living space in the evenings as well as the daytime, be sure to add some feature lighting like lanterns and pendant lights.


To create a true coastal luxe style outdoor area, greenery is a must. However, how much will of course depend on the amount of space you have available. If you only have a small area to work with, consider investing in some elegant potted plants to add a splash of colour. If you have a larger backyard, create a coastal inspired garden by planting plenty of lush greenery and tropical plants.

Poolside living

If your backyard features a swimming pool, you’re in serious luck, as nothing says ‘coastal retreat’ like lounging around by your own pool. Finish off the look by investing in some timber poolside furniture in a crisp, classic white. Add in some potted plants and for something truly sophisticated, consider surrounding the pool area in durable glass fencing.


Designed & styled by Simone Barter Design Studio

Photographed by Rikki Lancaster


Coastal Luxe Style Guide

The Bedroom

With soft, soothing tones and a variety of contrasting textures, the coastal luxe look lends itself particularly well to bedroom styling. The style provides a vast range of key styling techniques which will allow you to create a dreamy space in which to begin and end each day.

Comprising of a feature bedhead and lush textiles — coastal luxe styled bedrooms are designed with the intention of creating a comforting atmosphere and establishing a peaceful environment in which one can instantly unwind. Continuing with the gentle, neutral hues, the best coastal luxe bedrooms feature a range of decor and styling pieces which make the space easy to customise. Follow the points below to personalise your bedroom whilst keeping to the traditional coastal look.

Featured fabrics

As the largest piece of furniture in the room, your bed will undeniably be the main focal point and will set the style for the rest of your space. As such, it’s essential that you choose a bedhead, euro size and feature fabric cushions that will be the centrepiece of your bedroom. Colours like grey and cream tend to work best, but for something more bold, an elegant navy blue can also be an excellent choice.

Luxe linen

Nothing says coastal luxe quite like a luxurious set of sheets and decadently layered linens. Let the high thread count do all the talking, whilst keeping patterns to a minimum. For the main sheets, stick to classic crisp whites — then layer up with beautiful blankets, cushions and throws in a variety of colours to compliment the rest of the bedroom styling.

Mood lighting

If you’re looking to set a relaxing mood, make sure you pay attention to all of your light fittings and fixtures. Again, layering is key here, as too-harsh overhead lighting can really affect the ambiance of the space. Instead, try to include a range of lighting options from bedside table lamps, pendant lighting, standing lamps, even some featured wall lighting.

Remember your guests

As with all home styling, it’s vital that you keep your guests top of mind. Spend some time thinking about who will be staying in the room and consider their individual wants and needs. For the master bedroom, perhaps you’ll require additional storage space, a reading light or even a full-length mirror. However, for a child’s bedroom,  you may wish to incorporate more of a fun-loving vibe and include some free space for play.

Artwork and decor

In terms of coastal style artwork and decor, the options are endless, but it’s important to remember that less is more. Choose pieces that follow the coastal style theme and include pops of colour in line with your chosen palette. Try not to over think it, the most beautifully styled bedrooms always include a perfectly balanced amount of empty space.


Designed & styled by Simone Barter Design Studio

Photographed by Rikki Lancaster


Coastal Luxe Style Guide

The Bathroom

No longer seen as simply a functional space, the bathroom is one of the most important rooms in the home. It has the capacity to set the tone for the rest of the property while simultaneously adding value.

Coastal luxe inspired bathrooms tend to encompass the same sophisticated decor and soft, airy colour palette as the rest of the home. They are often viewed as a peaceful oasis in which one can retreat and relax after a
long day. Calming, tranquil and utterly serene, coastal luxe style bathrooms feature a spa-like feel which can be deceivingly easy to replicate. Consider the following elements to create a beautiful coastal luxe inspired bathroom of your own.

Luxe finishes

As with all home styling, the devil is in the detail – and this couldn’t be more true for coastal style homes. While other rooms of the home may enjoy
a more weathered, relaxed look, the bathroom calls for textured surfaces. When selecting tiles, splashbacks and vanity tops, try to keep to your colour palette minimal. Try to use whites, greys, blacks and muted tones or branch out by selecting a special feature tile.

Window treatments

Natural lighting is a key component of a coastal luxe style bathroom, therefore it is important to install window treatments that accommodate as much natural light as possible. For something truly timeless, there is nothing more elegant than timber louvers. Or, for a low maintenance yet equally as stylish look, frosted glass will give you the privacy you need while allowing ample natural light and retaining your classic, coastal luxe home.

Tranquil bath time

If the size of your space permits, a beautiful and tranquil bath will bring this space to life. As a true feature of a bathroom, a stunning bath area will be the first thing that will be noticed. Add feature tiles, hanging plants, featured mirrors and beautiful skin care products to help reinforce that coastal luxe atmosphere.

Feature tapware

As we previously advised, your tapware must be a feature of your coastal luxe bathroom design. Attention to detail must be considered not only for the master bathroom and ensuite but even in the powder room. Consider colours and move away from chrome. Attention must be given to the placement of your taps, shower rails, handles, towel rails and hooks, as it all plays a massive part of your overall look.


Designed & styled by Simone Barter Design Studio

Photographed by Rikki Lancaster


Coastal Luxe Style Guide

The Kitchen

Often thought of as the most important room in the home, the kitchen tends to be the place where families and guests congregate most. Being the central hub of the home, it is important that the style flows through the property accordingly.

Coastal luxe inspired kitchens have a distinctly recognisable look and in most cases are just as functional as they are stylish. As coastal style homes are frequently used for entertaining, it is essential for the host to be able to prepare delicious meals while simultaneously tending to the needs of their guests.

Read on for the best tips on how to turn your kitchen into an elegant yet practical space to host unforgettable parties or to simply prepare a beautiful meal for loved ones.

Open plan living

One of the fundamental features of coastal luxe style kitchens is the open plan design of the space. Commonly, coastal luxe inspired kitchens feature spacious floor plans with the addition of an island bench top which can be used as a breakfast bar. If you are renovating an existing home, you may be slightly limited as to what you can achieve, however it can be helpful to bear this in mind.

Custom design

The key elements of a coastal luxe kitchen design include: the use of white, stone bench tops, feature tiled splash backs, open shelves, and a butler’s pantry. This look is all about designing the kitchen correctly to allow all of the ‘day to day’ items to be tucked away in the butler’s pantry so your kitchen space always looks clean and clutter free. Design is the most important element to achieving this look.

Beautiful benchtops

When it comes to benchtops, there are a wide variety of materials that work well for coastal luxe style homes, however none are more popular or better suited than the classic marble counter top. For something more minimal, a simple white benchtop will do, or for something more rustic, try a timber benchtop with a rich grain.

Pendant lighting

Given the high ceilings of traditional coastal homes, pendant lighting
has become a staple for coastal luxe inspired kitchens with decorative low-hanging lights often placed above the island bench top.

No more chrome

Along with bathrooms, the coastal luxe look is all about adding your tapware as a featured element. Think black, white, brushed brass or even a tropical green. Traditionally when choosing tapware, all of the fixtures had to be the same colour throughout our home, but not anymore. Mix your tapware colours to suit your kitchen, bathroom, laundry and ensuite design.

Timber flooring

With so much white featuring in your coastal luxe inspired kitchen, it’s a great idea to add some contrast by installing some beautiful timber flooring. Not only do timber floors add warmth to the space, but they can also be continued into other living areas for a seamless, blended look.


Designed & styled by Simone Barter Design Studio

Photographed by Rikki Lancaster


Coastal Luxe Style Guide

Living & Dining

A space to connect with family and friends, your living and dining area should be warm, welcoming and inviting. That doesn’t mean that the room can’t also encompass a modern coastal luxe inspired look. Those lucky enough to live in an oceanfront property should strive to make sure their living and dining areas take full advantage of the breathtaking beach views while offering a comfortable and liveable environment to sit back and relax.

With a number of fundamental design elements derived from some of the finest seaside properties in the world, the coastal style can help to highlight and accentuate any existing beach views, in turn, driving up the value of your home. Here are some things to consider when planning your coastal luxe style living and dining room.

Open space

Ideally, the floor plan of your living and dining area should be set out in a way that offers a clear line of sight and an obvious pathway to move around the room. Given that it is intended to be a multi-purpose space, the layout should be designed in a way that flows freely from one area to another.

Relaxed furniture

Essential to any true coastal luxe styled living area is a variety of stylish homewares, comfortable sofas and occasional chairs. Most commonly, colours are muted greys, greens and blues with an added texture of tan leather. Extra furnishings like coffee tables, sideboards and dining tables tend to be made of organic oak timbers to add a touch of earthiness.

Styling & decor

As one of the featured areas of the home, the living and dining areas offer ample opportunity for styling and homeowners can really have fun decorating the space. Think beautiful ceramic vases with potted tropical indoor plants, a tasteful mix of light fittings and lamps and an assortment of textured timber pieces. Unique wall art, handmade ceramics and styled bar carts help tie the space together.

Window treatments

As previously mentioned, the goal of a coastal luxe living and dining area is to make the most of a beautiful ocean view, so the window treatments used are highly essential to completing the overall look. For a simple yet elegant look, sheer white curtains that can be drawn to either side will permit you the best view from your beach front home. However, for those who seek more privacy, plantation shutters in a crisp shade of white look superb from inside and out and will help continue your coastal luxe theme.


The modern take on the coastal luxe living space should be the mixture of fabrics, layering of textures and one stunning, bold statement.

Contrasting textures

As for cushions, throws and rugs, coastal luxe inspired styling is achieved through the use of a range of contrasting materials and textures. Consider investing in some high-quality rugs and of course, no coastal home is complete without a wide selection of cushions and throws.


Designed & styled by Simone Barter Design Studio

Photographed by Rikki Lancaster

Coastal Luxe Style Guide

The Basics

Elegant, inviting and relaxing, coastal interiors on the Sunshine Coast are timeless, but now, Australian homes are evolving to a modern style of coastal luxe. Traditionally, coastal style homes feature a range of iconic design elements such as white timber panelling, polished hardwood floors, high coffered ceilings and soft, neutral colour palettes in shades of soft whites, muted greys and inky blues.

Coastal luxe styled homes cleverly blend a mix of coastal, tropical, white, timber and patterned elements with modern materials to give our homes a relaxed yet luxurious look and feel whilst maintaining a family-friendly atmosphere.

Together, these contrasting materials strike the perfect balance between sophisticated elegance and coastal luxe to achieve the timeless look that coastal style homes have become known for in Australia. Synonymous with relaxed living and beach culture, coastal homes tie in exceedingly well with the Australian way of life and are generally quite accommodating of an indoor-outdoor lifestyle. Coastal style properties continue to be in high demand across the country.

Coastal luxe is the perfect balance of white, timber and modern finishes.


The home decorating style that is coastal luxe has become increasingly favoured on the Sunshine Coast, and the trend doesn’t appear to be fading in popularity any time soon.

Creating a coastal inspired home doesn’t have to be complicated.  In fact, with some simple styling tips & tricks and some easy and affordable upgrades, you too could transform your home into an idyllic escape — reminiscent of a luxury seaside home.

Here in Noosa, the coastal luxe look has become a mainstay of interior design and property styling, with many properties undertaking head-to-toe refurbishments in favour of achieving the look. As one of the most desirable seaside locations in the world and a suburb made famous for being one of Australia’s most picturesque holiday destinations, it’s little wonder that Noosa residents are so taken with the trend or why homeowners are so intent on creating a coastal luxe retreat of their own.

Designed & styled by Simone Barter Design Studio

Photographed by Rikki Lancaster

2018 Year In Review

Noosa property market in 2018 was a year of headlines, record results and ultimately a year that confirmed that Noosa is one of the country’s hottest property markets.  The fitting finale to 2018 was one of the most successful trading periods for local businesses in over a decade with visitor numbers some of the highest ever experienced.  For real estate the market conditions are tight, lower turnover, higher prices and limited supply is the new world order and demand remained consistently high throughout the year and has continued strongly into 2019.   

On a macro level when combining Noosa’s prestige markets (Noosaville, Noosa Heads, Sunshine and Sunrise Beach), the number of transactions was slightly down vs YA from 501 sales in 2017 to 445 in 2018 however the average sale price was up significantly +16% vs the previous year and is now an  eyewatering $1.429m.

The luxury property market has been the darling of the Nations property markets with now 6 sales over $10million in a little over a year peaking with the sales of one of Sunshine Beaches most extraordinary properties, 23 Webb Road selling for $18M.

– 23 Webb Road              $18m

– 46 Seaview Terrace       $15.2m

– 2A Belmore Terrace       $14m

– 5 Allambi Rise                $11.2m

– 312 Teewah Beach       $10.75m

– 29-31 Wyuna Drive        $10.3m

The strong demand for prestige property has continued despite the tightening lending conditions brought on by the banking Royal Commission. We are continuing to experience positive migration from southern markets with people seeking tree or sea changes. Buyers from southern markets are taking the opportunity to realise the significant capitalisation over the last 4 years from their principle market buying into the Noosa market that has experienced much more moderate sustainable growth over that same period. There has been a significant shift in the market dynamics away from growth speculation and holiday home buying to be a much more sustainable property market based on everyday occupation and lifestyle change. 

Scarcity and a lack of supply is the new norm for buyers and sellers and we are not expecting any change to that in 2019, there is no relief valve, Noosa’s population is capped because there are no significant development sites left and it is completely surrounded by National Parks.

2019 Outlook

We are off to a very strong start with contracts on $11.3m of property so far and there doesn’t seem to be an end in sight. The team have a significant number of unmet buyer briefs for property ranging from $700k to $15m. 

The handing down of the Royal Commission into the Banking and Finance sector seems to have little to no effect on the buyer behaviour in the prestige end of the market however, in the family home $800k $1.5m range has shown to be a bit sluggish due to the tougher lending environment.  Strong results are still on offer, but we expect that days on market could extend a little as the year rolls on.  At a high level, although lending restrictions and uncertainty around the federal election will continue to impact the attitude and urgency of buyers, the market drivers look positive with the region’s significant infrastructure pipeline, coupled with strong interstate migration and improving employment opportunities, we expect that will further sustain the market.

Here is the wrap on the latest trends in some of Noosa’s most talked about suburbs. 

Noosa Waters

Noosa Waters is an exclusive canal estate next to the Noosa River precinct that features some of the most prestigious waterfront homes in Noosa. Many homes in the estate have won design awards and feature stunning designs by the likes of Chris Clout, Frank Macchia, Stephen Kidd and Paul Clout. There are only 440 homes on the waterfront and a small selection of town houses making Noosa Waters a very exclusive estate, affording the lucky few an extraordinary lifestyle. The canals are protected from public boating traffic and are non-tidal due to the lock & weir. The lock joins Noosa Waters directly to the Noosa River. This is the perfect arrangement for ease of access to waterways and the ocean whilst maintaining security and privacy for owners in Noosa Waters.

Scarcity, lack of choice and a market that has favoured the seller is the theme for the Noosa Waters waterfront with the number of transactions declining from 10% turnover to 6% or 32 sales for 2018.  With the decline in volume the total sales also fell from $101m to $65m. There was as expected an increase in the average sale price from $2.215m in 2017 to $2.249m in 2018. The big shift was the tightening of transactions at the top end of the market ($3m+), with 10 sales over $3m in 2017 and only 4 in 2018.  Ultimately we are left with unsatisfied buyers especially in the top end of the market. There are a number of records that have been re-set across the waterfront with street records being set in Seamount Quay, land sales on Saltwater aspect records on the Promontory.

Noosa Heads

The heart and soul of Noosa’s worldwide popularity, pristine beaches, national parks, surf beaches, stunning dining and shopping. From a property perspective, Noosa Heads has some of Noosa’s absolute jewels and rivals some of the most expensive and tightly held property in the country.

Noosa Heads is largely made up of Noosa Sound, Little Cove and Noosa Hill and all have unique micro market trends.

Noosa Heads has powered through the $1m median house price in April 2018 and is around 30% above the previous peak market performance from 2007-08. Days on market are the shortest of all of Noosa’s suburbs at less than average 60 days on market.  Vendor discounting has recently increased as sellers feel out the market for premiums, in some cases some adjustment to price has had to be made to close the deals and in the last data read had moved from a low of 3% discount in October 2017 to 9% in October 2018. Noosa Junction is a precinct to watch, there will be some significant redevelopment and commercial stimulus in the area, and we have seen house prices follow that type of precinct improvement in the past, Noosaville is a great example of that. Lifestyle and budget will quickly iron out micro markets that will suit you, but one thing is for sure, Noosa Heads has some of the most desirable property in South East Queensland and is primed for future growth, so be confident when purchasing and act quickly to meet the market.

Sunshine Beach

One of Noosa’s most sought after and revered suburbs known world-wide for its incredible beaches, surf and cool dining strip. All this popularity makes it one of the most expensive suburbs in QLD with the Median House price in excess of $1M and climbing.

Market dynamics are strong and favour the seller, accelerating growth has been the trend over the last 5 years, surpassing the previous peak median house price of $1.2m in 2017. The volume of sales in sunshine beach has bucked the Noosa trend with volume increasing 57% vs the previous year from 44 Sales in 2017 to 69 in 2018.  There is also a clear cyclical selling cycle with peak selling seasons over summer months being the dominant selling period. Days on market has been increasing with sellers feeling out the opportunity for a premium at the same time as competing with more properties on the market leading to longer campaigns. Vendor discounting as also increased slightly through the year but the last data read was just under 5% which is consistent with neighbouring markets. The truly great positions are few and far between with aspect, views and proximity all impacting value. If the right opportunity presents itself in Sunshine Beach, act as you may wait a lifetime for it to reappear.


Often referred to by locals as the “Village”, Noosaville and the river precinct has long been a playground for friends and families. The open parkland that traverses the banks of the Noosa River are equal parts beautiful and peaceful. The perfect place for picturesque walks, family gatherings, and dining ranging from casual to some of the finest on offer; not to mention being the hub for the aquatic playground that the Noosa River has to offer.

Noosaville has been one of the hero market places in Noosa attracting strong almost linear growth over the last 5 years and is now nearly 30% above the previous peak price achieved back in 2007 – 08. Days on market remain low with the average home selling in circa 50 days and vendor discounting is some of the lowest we can see across the Noosa region. Noosaville precinct streets and Noosa Waters will take a little immersion to fully understand the dynamics of the value but with some assistance from the better agents that specialize in the area, its quickly made sense of and decisions can be quickly reached.


Noosa has some of the most picturesque hinterland in the country all just a stone’s throw from world class beaches, outstanding shopping and dining precincts of Noosa Heads, Noosaville & Sunshine Beach. The Hinterland has traditionally been slower to lift and follow the upward trends of its beach side neighbours and is only just now reaching similar levels to the previous property price peak of 2008.

Sustainable moderate growth has been the trend in both 2015-16 and much more aggressive growth in the last 2 years has median house prices at $851k in the latest read in RP Data. Days on market are the shortest they have been for a number of years although are showing signs of extending a little over the last couple of months but remain under 100 days. ‘Tree-change” market continues to attract interest and buyers capitalised from Southern markets, we can expect minimal vendor discounting at around 5%. There are so many options in the hinterland with Doonan and Tinbeerwah being the most sought after locations due to proximity but keep an eye on Weyba Downs and Cooroibah and partner with agents that know the market well so that you can make the most of their local knowledge.


Step 3 – Prepare Your Home for Sale

Steps to prepare

1. Declutter and clean, clean, clean

A pristine, sparkling clean home says, “I care about this home. I’ve looked after it.” So, the person who purchases this home is going to benefit from the love, care, and attention you’ve given the home during your ownership.

2. Think about who you are appealing to

Think about who you think will want to buy the home and make the surroundings appeal to that potential buyer. Market the home to suit the purchaser.

  • Is it a singles person’s apartment?
  • Is it designed for couples?
  • Is it a first homebuyer’s home?
  • Or is it a family home?

Think about your buyer and the atmosphere you’re trying to create.

3. The front of the home must create a strong first impression

Most buyers, particularly women, make up their mind between getting out of the car and about 30 seconds after walking through the front door. What buyers see in the photographs on the web have to match what they see when they get out of the car. You have to make the impact.

Photos should focus on the strengths and minimise any potential weaknesses.

Make sure the front yard is clean. Lawns should be manicured and lush. Hedges and edges must be trimmed, neat and tidy. Clear out the cobwebs, get rid of peeling paint and grime. Sugar soap or wash the gutters, eaves, fascia’s, weatherboards and Colourbond roofs. The front of the house must be pristine. With tiled roofs ascertain whether it is actually worth the investment of getting it refinished and resprayed. Generally, in most cases, it’s not going to be too obvious in photos, but it may become an issue through a sales negotiation.

Declutter the verandah. Make sure nothing is on there that don’t actually belong there. Paint the doorjambs in a high gloss.

Make sure the front yard is clean. Lawns should be manicured and lush. Hedges and edges must be trimmed, neat and tidy. Clear out the cobwebs, get rid of peeling paint and grime. Sugar soap or wash the gutters, eaves, fascia’s, weatherboards and Colourbond roofs. The front of the house must be pristine.

4. Present the home to suit the purchaser

Once inside the home, minimise the amount of furniture in the rooms and utilise the furniture that’s going to make an impact. You want to create a scenario that will stimulate the kind of emotions that you’re targeting in your buyer.

For example, if you are marketing a home to a family, keep the chalkboard and some posters in a child’s bedroom because you want to create that family ambience.

5. Kitchen

Declutter! A fridge should not be noticeable – it should be white, silver, or neutral. Remove all personal items – the pen-stands, the sunglasses, the phone chargers. Add a few touches, depending on who you are appealing to. Add a fruit bowl or fresh flowers or a plant.

Think about your buyer and the atmosphere you’re trying to create. Clean, clean, clean that stainless steel, give it a good scrub-down. All the surfaces should be gleaming.

Remove the personal touches, whether it’s kids’ report cards or the magnetic stickers from the fridge. Remove the tea towels, remove the pet bowls, and remove the rubbish bin and the dirty dishes from the shots!

6. Lounge room

If you have any kind of view from your lounge room over the backyard, the beaches, or the hills – maximise it. Clean the windows and be careful about window treatments. Remove lace curtains as they date the home and minimise what the photographer can do to show the views. Photographers will lift those blinds up, pull back the verticals, so the backyard, the views, the deck, and the outside entertaining areas can be seen.

7. Bathroom

The bathroom is one of the greatest challenges, because the bathroom is always a work in progress, particularly for family homes. This is one room that should be cleaned by professionals. Bathrooms need to feel absolutely germ-free; they need to be almost clinical. You want to be able to see through the shower glass so that it doesn’t impact upon the atmosphere you’re creating for the rest of the bathroom – it has to be absolutely translucent. Polish the mirror. Make sure that any cobwebs or the dust, for instance on the exhaust fan, has been removed. Any chrome items must be given a good polish.

Bathrooms are also challenging because there are so many bright, shiny reflective surfaces. The quality of the photographer is revealed with shots of the bathroom. Any failure to catch every scrap of grime or dirt or streak will show up in a photo. Decluttering is most important in the bathroom. In such a small space, any clutter is going to be far more obvious. Take out the toothbrushes and any other personal items that may detract.

8. Bedrooms

Declutter and clean and turn on the bedside lights as they create a beautiful glow. Contrasting bed linen and the wall treatments work well but be careful. Assess the view out of the bedroom windows – if it’s not a particularly attractive view, take the focus away from the window with a nice big painting, photo or something else that will draw the attention away. If you want to focus the attention on a hill view or a beach view, or just a nice outlook, take away any objects that will distract the eye from the window. Polish the mirrors. Make sure that any cobwebs or the dust, for instance on the exhaust fan, has been removed. Any chrome items must be given a good polish.

9. Entertainment areas

With these areas, try and create a certain ambience that will appeal to your buyer. Think about the atmosphere you’re trying to create. Whether it’s the deck, the verandah, a balcony, how does it integrate with the rest of the atmosphere you’re trying to sell? For example, if it’s a waterfront home, you want to be able to show a balcony set up with a barbecue and chairs so that people can imagine themselves using it with friends on a summer evening.

10. The pool

Make sure you give some attention to the pool – it’s got to be sparkling before it is photographed and when the house goes on the market. Make sure all pool accessories – the empty chlorine bottles, the chemical containers, the pool cleaners, the brooms, the kids’ boogie boards, and the floatation rings are all packed away. Make sure it remains like that for the rest of the marketing campaign.

11. Keep the lights on

Lights are essential – even in the daytime, you’re always going to be shooting with lights on. Most professional photographers are going to create an ambience somewhere between using their flash equipment and utilising the available sunlight as well as the lights.

12. Replace all the faulty globes

Make sure they’re fresh, and if the property is vacant make sure the electricity is still connected.

Preparing & Maximising Your Home for Profit – Step 2


Regardless of whether you’re considering putting your home on the market or completely resolute on the idea of selling, this guide will guide you through the steps to maximise your outcome and ensure the result is the very best one. In the following blog post we will outline everything to help you in this process, over three key phases.

Step 2 – Your plan of Action

Think like a purchaser

The golden rule of thumb is: if something needs to be repaired, fix it! Walk through and be picky – try and see what a potential purchaser will see, not what you have overlooked for years.

Buyers will mentally add up their perceived costs of repairing all those minor flaws and end up with an amount that is generally much higher than your actual costs will be. You may believe the repairs are insignificant, however the buyer may question the maintenance and upkeep of the rest of the property.

Necessary, non-critical minor repairs and perceived owner neglect will either lower the price or lengthen the time taken to sell.

Look at the colour palette throughout your home. If you have used striking, bold colours, it might be time to neutralise them. Your objective is to make your home appeal to the largest possible segment of the market. The market is always driven by buyer demand and a buyer find it hard to look beyond bright carpeting and bold wallpapers.

Plan of action checklist


  • The front of your house is one of the first things a buyer sees. Sweep and wash the driveway and walkways to remove debris, dirt and stains. Remove any oil stains if possible. Repair and patch any cracks
  • Check your fence for any loose or broken posts and replace any rotted wood
  • Check gutters for leaks or damage and remove debris
  • Lawn care: mow high and often. Feed the lawn with fertiliser, treat weeds, and aerate the lawn in high traffic areas
  • Trim your plants back with secateurs
  • Promptly pull out weeds or spray with specialised weed killer as soon as they appear and before they set seed
  • Mulch garden beds to prevent soil drying out too quickly and to hinder weed growth
  • Inspect exterior paint and touch up as needed
  • Clean and seal decks if needed
  • Cut back overhanging trees from the roofline
  • Repair/replace any damaged window screen mesh
  • Inspect walls and ceilings for cracks, leaks, mildew or water stains
  • Clean out your irrigation system twice a year to ensure your plants get the best quality water and at the same time remove material that can settle in the lines and block the filters.
  • (Unscrew the drip or spray outlets, flush the line, then clean the filter)
  • Inspect roof for damage
  • Winterise the pool
  • Reseal concrete areas to prevent cracking and deterioration


  • Check smoke detectors
  • Clean and disinfect the dishwasher by operating it when it’s empty and putting bicarbonate soda in the
  • detergent tray and vinegar in the rinse holder
  • Vacuum refrigerator coils and empty waste containers
  • Check doors and windows for cracked seals and peeling paint –
  • repair as needed
  • Dust/vacuum the tops of cupboards
  • Move furniture that you don’t normally move and vacuum thoroughly
  • Inspect bathroom tiles, kitchen tiles and sinks – reseal where needed
  • Soften potentially offending views, but always let light into your rooms, consider replacing heavy curtains with something lighter
  • Wash and clean all windows, curtains and blinds
  • Clean light fittings and skylights. If your kitchen has fluorescent lighting fixtures, use ‘warm-white’ bulbs for a bright appearance
  • Clean kitchen exhaust hood and filter
  • Clean sliding doors and window tracks
  • Clean debris from ceiling fan blades/air conditioner fan blades before using
  • Check taps and plumbing supply lines for signs of leakage
  • Test the pressure relief valve on your hot water system to ensure it hasn’t seized up
  • Repair loose knobs, latches or
  • handles on doors
  • Make storage areas appear generous and well planned, remove and store all out-of-season clothing
  • Remove any items from the floor area of the wardrobes – this will make them seem more spacious
  • Hang an air freshener in the
  • wardrobe for a pleasant fragrance ensuring wardrobes smell fresh and clean
  • Ensure all wardrobe lights are in working order
  • Add battery lights to wardrobes that lack built-in lighting, as illuminated wardrobes appear bigger and more attractive

Notes and Contacts

Getting your home ready for sale can sometimes require the help of specific trades. If you don’t know of anyone who you could use feel free to contact the Reed & Co. Team and we can provide you with a copy of our “little White Book”, a valuable reference tool for the home, filled with highly recommended tradespeople and local professional.

When it comes time to market your property, there are no shortcuts to obtaining a great price.

A lot of preparation has to be undertaken to make sure your property hooks and pulls a potential buyer in. When a buyer sees your property online or in person, she or he must think, “that’s the one!”

Photographs of your property are one of the main ways to draw in a buyer. They matter because they are the first point of contact that a buyer has with your property. Therefore, it is essential that you present your property in the best possible way. Excellent presentation and high-quality photographs seduce a buyer into a home.

Preparing your home for photography or video go hand-in-hand. If you’re preparing a property for photos, that’s exactly the way it should appear for each and every open home, for each and every buyer inspection, and throughout the marketing campaign.

Preparing Your Home for Sale

Preparing a home for sale is becoming more and more pivotal to achieving an exceptional result than ever before. A perfectly clean, decluttered, and well-maintained home inside and out leaves nothing to chance and nothing to spend. More significantly, though, a home that is inviting and evokes the emotion of its buyer will statistically sell faster than a home that lacks due preparation and care. Creating that memorable first impression generally leaves a lasting one, so attention to detail is imperative to attracting the largest buyer pool and achieving a premium sales result. We often engage professional interior designers and home stagers to provide advice and options to our clients in preparing their homes to sell. We also can provide contact details of trusted local tradespeople to assist with any maintenance and decorating needs.

Regardless of whether you’re considering putting your home on the market or utterly resolute on the idea of selling, this guide will guide you through the steps to maximise your outcome and ensure the result is the very best one. 

Step 1 – What to Consider

Step 2 – Your Action Plan

Step 3 – Preparing Your Home for Market

We are here to guide you through these steps and work closely with you to assist in making the process a seamless experience. For the complete guide, read steps 1, 2 and 3. 

Our team is committed to the highest customer service level and are happy to help with all of your real estate needs; please get in touch with the Reed & Co. team if you have any questions about the market.