Choosing the right estate agents Choosing the right estate agent is essential as they will be the ones finding your buyers, showing them round and advising you on price. Do some research and find an agent that you feel confident in. You want an agent who’s positive and sincere, as they will be persuasive when it comes to selling. Ask neighbours, friends and family which agents they have worked with and ask how easy they found the buying process. Chances are, if they were happy in the agent’s hands when buying their house, your buyers will feel the same. It’s also a good idea to find out how they will market your home and how they will select buyers, as this is key to finding the right buyers who will pay a reasonable price for your property. Your local Guild Member has been expertly chosen to join our network as they are a trusted voice in your area, championing knowledge, integrity and results when selling your property.
Consider home improvements You don’t necessarily need to do lots of DIY to achieve the best price, but make sure any improvements you have made are up to scratch. Any sub-standard work might reduce the value of your property and buyers could use this to negotiate a lower price. Think carefully about who your target buyers are and tweak rooms to suit their lifestyles.
Price When deciding what price to market your property at, do your own research as well as taking advice from your estate agent. Decide on a price that’s strategic and then work with your estate agent to determine a strategy that will enable you to achieve that price. It could be by marketing your property at a slightly higher price to leave room for negotiation, or at a slightly lower price and asking for offers over and above that figure. This usually depends on your marketplace and whether there is high demand for property in your area.
Highlight and downplay Not everything in your house will be a pull-factor and equally, there will be many features that make it a dream home for lots of people. Make a list of pros and cons, and find ways of highlighting the positives and downplaying the negatives. This can be as simple as changing your light fittings to highlight a modern kitchen or neutrally decorating a small room so it seems like a handy extra space rather than a problem.
Communicate with your estate agent Tell your estate agent what you love about your property and the area. Unless you tell them about your great neighbours, the lovely pub down the road and the convenient places to park the car, they won’t necessarily know. Also point out any recent changes you’ve made to the property so they can show off what’s new.
Planning permission Although doing any renovation work prior to your sale might be unrealistic and potentially costly, getting planning permission for an extension or conversion can show off the potential of your property. Speak to your estate agent first and find out if this will be attractive to your target buyers.
Feedback During the viewing process, always ask for feedback and take any advice on board. You might be able to find solutions to any problems and avoid putting off future buyers.
Set the scene Your home isn’t just a place to rest your head, it should be your retreat from the stresses of the outside world. Choose your most comfortable room or a cosy nook to set the scene. Consider spaces with ample lighting and ventilation, as these elements will contribute significantly to your sense of calm.
Simplify your living spaces A clutter-free home is a peaceful home, so take a minimalist approach when designing a wellness space. Decluttering and simplifying could be as easy as removing a few unnecessary items in favour of pieces that contribute to the soothing atmosphere you’re trying to create. A balanced, thoughtfully designed space is perfect for meditation and quiet reflection as it minimises distractions.
Create a habitat for hobbies A key element in health and well-being is having time to invest in your hobbies and interests. Whatever your niche, dedicate a room or a workspace to it so that you can focus your full attention on the things you love. This space should feel separate from the distractions of the rest of the house, so choose a spare bedroom, an office corner or even a spot in the garage or shed.
Choose a mindful colour palette Colours have a profound impact on our mood, so opt for a calming colour palette that resonates with you. Whatever your favourite colour, find it in a soft shade and pair it with neutrals to create a serene backdrop for your wellness space.
Tap into your senses Engage your senses with elements that go beyond the visual. Find spots around your home for candles, essential oils, and speakers for soothing music to create a multi-sensory experience. You should also focus on touch by layering on top of smooth, shiny surfaces with plush cushions and soft materials.
Add personal touches Infuse your wellness space with personal touches that hold significance for you, as the sense of familiarity will be comforting. Display your favourite artwork, photographs, or cherished trinkets that hold happy memories. Surrounding yourself with meaningful items can heighten your sense of belonging, promoting a welcoming and homely atmosphere.
Create a room for rest Occasional naps have plenty of health benefits, especially if you work long hours in the week and often find yourself in need of a reset. Create a space dedicated to restful, rejuvenating sleep by utilising black-out blinds, memory foam pillows and mattresses, and a shelf of easy-read books. Try to strip back on technology in this area, as television, tablets and other blue-light emitting devices can have a detrimental impact on our quality of sleep.
1. The approach No one wants to stumble through a gate falling off its hinges, unless you are selling a ‘project’. If you are replacing it, choose a suitable gate for your property; does wood or wrought iron work best? If you’re painting your current gate, the aim is to be appealing but in keeping. Think neutral colours for a fresh, palatable look. Tidy the path up too, by removing any weeds and cleaning the edges. Trim the grass or plants neatly or sweep the stones off the path. Make a manicured ‘yellow brick road’ to your front door.
2. A touch of green Many people love quirky, off-beat looks, but consider giving your front door some symmetry with a matching set of shrubs or hanging baskets. It can create a clean, precise look and be pleasing to the eye. Alternatively, layer some plants around your porch to give depth and definition. Having a selection of plants in various pots gives a ‘garden’ feel, while keeping the look casual and contemporary. It will also give a low-maintenance and achievable feel. Remember even the most polished, modern homes will be softened by some greenery, breaking the aspect up.
3. General tidy up There is no need to have your children’s summer toys strewn all over the garden or piled in the sandpit, collect them and store them away. Your potential buyers may not have children, which could make the toys extremely off-putting. Remove weeds in any plant beds, mow the lawn and tidy the edges up. Even if you aren’t into gardening, there is no need for it to look messy. Don’t forget to take a good look at your windows – they should be clean and streak-free, just in case your viewers choose to peek inside.
4. The front door Take a closer look at your door fittings and be objective. If you don’t want to press your finger into the mouldy-looking ringer, no one else is likely to! Choose something in keeping with your home. Think about whether a knocker or a door bell is more in-keeping and a nice clean handle is a good starting point. Also, take a look at the door itself. Start by giving it a good clean and remove dust and cobwebs which have built up. You could also give it a new lease of life with a fresh, colour. Avoid neon pinks, but you can be bolder than you think and give your property some character. When it comes to the welcome mat, opt for something simple and welcoming. A personalised mat may put people off when trying to imagine your property as their home.
5. Guttering General tidying up is one thing, but the guttering needs your attention. Get your rubber gloves out or call someone who can help you; you should replace it if absolutely necessary. It’s something we often put off, but a gutter full of leaves and black muck will be one of the first things people notice. If you have gone to the effort of cleaning the rest of the house, the guttering should match.
6. Artwork, sculptures or water features Give your home some personality with a sculpture or water feature. It doesn’t need to be pretentious or twee, a simple waterfall could work and would make a lovely sound, even inviting native birds to your garden. Be wary of families with small children and don't go for anything too deep. Gnomes tend to stir strong feelings in most, so maybe choose something different.
7. Lighting There will undoubtedly be some viewers who do a late-night ‘drive-by’. Light your property up and give it a homely glow that looks inviting on a winter’s evening. There’s no need for neon uplighters which upset everyone on the street. Instead, some subtle solar lights along the path, or well-chosen lamps by your front door will look lovely.
8. Don’t forget the garage If your garage and its door are visible when approaching your house, it is definitely part of your kerb appeal. Again, give the door a good clean to freshen it up – although you should get the paint brush out if you need to. Plants are another way to style and hide the garage a little, making if feel like part of your home rather than an ugly, forgotten extension.
9. Hide your rubbish Following a thorough clean, you’re likely to have lots of rubbish – don’t leave it out in piles for people to see! Think ahead and clean and declutter before any visits and in time for bin collection day. Of course you can’t predict when you may have a viewing, but you should be prepared to let people in whenever.
10. The pavement The street outside your home may not be your responsibility, but it is part of the viewing experience. You can’t possibly control it all, but there are some things you can do. If you live on a leafy street, sweep away the dead leaves. If your neighbour’s bins are strewn all over the path, straighten them up. The little details might just help.
1. Loft insulation Without insulation, you can lose a significant amount of heat. Not only does decent insulation keep your home warm in the winter and cool in the summer, but will also add value to your property; prospective buyers will be looking out for homes which are more energy efficient.
2. Clean the gutters As pretty as those falling leaves are, they will collect in your guttering. Designed to prevent damp and leaks, the water should be able to flow through the pipes, well away from your walls. When it comes to selling, shoddy looking guttering can significantly diminish your kerb appeal, but the occasional clean out can make them look as good as new and keep them in good working order.
3. Avoiding frozen pipes If the water in your pipes freezes up, you could end up with a soggy mess. Don't trap heat in certain areas of your home; keeping doors open and allowing the air to circulate will help to prevent isolated cold spots, which is good news for your pipes. Set your heating to come on low during the day, this will help to keep frost at bay. If you go on holiday, keep the heating scheduled and retain some warmth in your home during your absence. Wrapping your pipes with lagging is a good precaution, especially in the coldest areas of your home such as the garage or a chilly utility room.
4. Security As the daylight fades and we get cosy in our warmly lit living rooms, it becomes easier to see the contents of our homes if we are home or not. Do you have a sensor light? Do you draw your curtains in the evening? Do you leave keys, handbags or tablets on display? Get yourself into the habit of leaving a few lights on when you go out and remember to keep valuables out of sight – there is no need to make your home vulnerable.
5. Service your boiler Now is the ideal time to get your boiler serviced. There are several reasons to get this looked at: it will reduce your fuel bills by making your boiler run at its most efficient, it will save you money on future repairs, and your annual service will ensure that you meet any insurance requirements.
Stamp duty will stimulate the market The increase in stamp duty by 2% from 0% of the portion priced between £125,001 and £250,000, starting on April 1, 2025, may not be the biggest rise. Despite the small increase, the market is already gaining momentum as homeowners strive to beat the deadline. This is adding an extra boost to the market. Read our blog to understand the upcoming changes.
A first-time buyer flurry With the 0% stamp duty threshold for first-time buyers dropping from £425,000 to £300,000, this sector of the market will also experience a strong first quarter before the discount ends on 31 March. The Mortgage Guarantee Scheme, which has a deadline of June 2025, will also be an incentive to move now. Having already been extended on multiple occasions, first-time buyers are stepping onto the ladder, and the ripple effect for second steppers benefits the entire market.
Better interest rates are anticipated Mortgage rates are widely expected to fall as the year progresses, although homeowners are no longer holding out for the super low levels of past years. This has already added another layer of confidence to the market, and the signs are promising that this will continue as the year unfolds.
You will have a greater choice of homes With increased construction and market activity, buyers will enjoy a broader range of options in 2025. From contemporary city apartments to spacious family homes in suburban areas, there will be an exciting choice of homes. Renovations and upgrades to existing properties will also play a significant role, providing energy-efficient homes that are ready for modern living with real style and character.
A better lettings market The Renters’ Rights Bill expected to become law this year is another dynamic to add to the mix. However, the Conservatives were unable to implement their version, claiming that the court system would require reform. Will Labour encounter the same obstacle? If not, it could benefit landlords by providing clear guidelines, reducing disputes, and ensuring reliable rental income. For tenants, it ensures fairer treatment and protection from unjust evictions, as well as greater rights and transparency.
Buyers and sellers’ market In 2025, we anticipate a balanced market where both buyers and sellers will have opportunities to thrive. Sellers will benefit from motivated buyers eager to secure their dream homes, while buyers will enjoy fair pricing and a competitive range of choices. Property prices have steadily grown over the years but not skyrocketed. These appealing market conditions make moving easier.
Vintage furniture Vintage furniture has never really gone out of fashion. However, this well-made furniture is regaining its prominence, taking the place of less characterful, more modern pieces. Seamlessly blending the old with the new and adding personality and style, it has the power to transform rooms.
Wood Wood is resurfacing in all its magnificent forms. Whether you prefer the natural aesthetic of a wooden kitchen or prefer weathered furniture, the choice is entirely yours. Classic or modern, freestanding or unfitted, it’s entirely down to your own personal tastes.
Earthy tones Deep earthy tones, such as sunbaked reds and deep greens, create a warm, comforting, homely feeling and a sense of calm in equal measure. Contrasted with vibrant hues such as bright yellows and other sun-drenched themes, individual rooms and spaces will create a truly special feeling.
Rustic sustainability Sustainability continues to shape interior design, but in 2025, it takes on a rustic charm. Think reclaimed wood beams, repurposed furniture, and natural stone accents seamlessly blending with modern functionality.
Wall art Not a theme to embrace for all areas of your home, but for some walls, the trend of gallery walls further adorned with wall lamps or mirrors is increasing in popularity. Choose a theme that tells a story set against the intriguing choice of autumn-inspired hues, and you will create a striking impact.
Biophilic beauty The connection between humans and nature remains a core theme in 2025, with biophilic design thriving more than ever. Larger windows, indoor gardens, and abundant greenery intentionally create spaces that invite the outdoors in. Natural light takes centre stage, while organic materials, like stone, dominate interiors.
Expressive colours In 2025, we will see renewed confidence in bold, expressive colours. Jewel tones like sapphire blues, emerald greens, and rich purples are paired with vibrant accents of electric orange, zesty yellows, and fuchsia.
Cosy nooks In the fast-paced world we find ourselves in, creating intimate spaces for relaxation is a must. Cosy nooks, complete with plush seating, soft textiles, and layered lighting, are becoming essential features in modern homes. Window seats with oversized cushions, alcoves transformed into reading retreats, remain in vogue.
Make sure your property is well-presented If your property is clean, in good order, and presentable, then it will attract good tenants. Decorating it with neutral colours, installing good appliances, or doing anything that improves the energy efficiency of the property could lead to higher rents.
Check your property is compliant Electrical inspections, gas safety certificates, and energy performance certificates (EPC) all help prove that your property is compliant. This is a crucial step in helping to prevent you from being liable for any accidents or potential prosecution. Utilising the support of a Member of The Guild in the management of your property will ensure you have the guidance of a fully-compliant professional.
Explore the full potential of your property Whether it's enhancing the bathroom or kitchen or creating outdoor spaces, it's important to fully explore the potential of your property. Good outdoor spaces are in high demand, especially those that can be used all year round.
Market your property well The key to success in marketing is having excellent photographs, videos or virtual tours, along with an accompanying strategy that connects your property with excellent tenants. Your chosen estate agent will possess a comprehensively vetted database of potential tenants.
Carry out background checks It is in your interest as a landlord and a legal requirement to conduct background checks that are compliant and not discriminatory. You want to place reliable tenants in your property but do so in a way that is fully amenable. Credit checks are a useful way of gaining access to a tenant’s previous history when it comes to paying debts. Anything you can do to get an insight into how reliable a tenant is also an opportunity for the tenant to prove their suitability.
Set the right price Letting a property involves managing costs, much like any other business. You want to achieve satisfactory levels of rent. You don’t want to set a price that falls short of that potential, nor do you want to overcharge and risk creating void periods.
Know your market Knowing your market helps you target the right tenants. Once you know who you are targeting, you can prepare your property appropriately. Your local Guild Member will pride themselves of having a thorough understanding of the local property market and the demographic of potential suitable tenants.
Slow down the flow Many people will overlook the issue of traffic flowing through the front door until it’s too late, and coats and shoes are all over the place. Decide early on where guests will put their coats as they walk in and try to make as much room as possible for scarves, gloves, hats and bags. If you have a cupboard under the stairs, give it a good clean-up and leave some extra space for umbrellas and wellies.
Have a big clear-out Before the kids get their new toys, your wardrobe gets updated and your bookshelves fill up with the latest bestsellers, make sure to have a clear-out. Now is the perfect time to donate items and free up some space in your rooms. If you have any newer items sitting around that you don’t have use for, consider selling them and using the money for additional Christmas presents.
Lighting choices For relaxing indoors, warm, low lighting is perfect. Harsh lighting can be headache-inducing and that’s the last thing your guests will want after their Christmas dinner. Instead, you can create a cosy ambience using candles, fairy lights and the warm glow of the fireplace.
Clear away the clutter You will need floor space for opening presents, games of charades, and gathering around the TV; so it’s a good idea to move some furniture around on a temporary basis and remove any clutter taking up the room.
Dress for the season Dress your dining table to the nines with festive placemats and decorative table runner to create a central focus point. You could even add name cards for each guest and decide on a seating plan beforehand for a welcoming and personal touch.
Prepare the guest bathroom Your guest bathroom will see a lot more traffic than its used to, so make sure it’s ready for all your guests. Start with a deep clean, focusing on fresh clean smells and shiny surfaces. Then you can move on to the final touches like stocking up the toilet roll, hanging a fresh guest towel and refilling the soap dispenser.
Creating a welcoming environment If someone is spending Christmas with you, they most likely already feel very welcome in your home. Enhance that warm feeling by making sure the heating is on, blankets are ready and candles are filling the room with sweet smells. Be sure to keep the food and drinks coming, the festive tunes playing and you can’t go far wrong.
Start early A huge factor in making sure your home is ready for Christmas, is simply preparing it for winter. Check that the door and window seals are in good working order, cracks in the walls are filled in and consider investing in some draft excluders. Litter blankets and cushions on every sofa, and make sure your fireplace is clean and working so everything is ready for your guests to gather around the TV after Christmas dinner.
Calculate your budget Before you start searching for your perfect property, it is important to calculate your budget so you know what price range you should be looking at. To calculate an accurate and realistic estimate, you should consider your income, savings, and monthly expenses. It's a good idea to let a mortgage adviser help you with this, as they will give you an estimate of what you can afford based on your situation.
Get a pre-approved mortgage Mortgage pre-approval is a process that involves a lender conducting a thorough assessment of an individual’s financial history to establish the maximum loan amount they can receive. Several things are checked in mortgage pre-approval, such as your credit score, bank statements, and payslips. As well as creating additional mortgage options that are personalised to you, having a pre-approved mortgage will make you stand out as a serious buyer, which can give you an advantage when searching and making offers for properties.
Use an experienced estate agent When buying a home, using the services provided by an experienced estate agent is paramount. The knowledge and expertise they possess contribute to a successful, stress-free process and help you make informed decisions. They are equipped with a large network of connections, which allows them to access a greater selection of homes that meet your needs and desires. Furthermore, estate agents manage the intricate web of legal and financial factors involved in buying a home, providing vital information and support throughout the process. It is important that you seek their assistance when preparing to make an offer for a property, as they can suggest a sensible amount to put on the table.
Find your ideal home When looking for your perfect home, there are several things you need to consider, one of which is the location of the property and its access to important amenities such as schools, hospitals, and transportation links. Aside from the practicalities of a location, you should also ensure that you enjoy the overall feel of the neighbourhood so that you are confident that you will enjoy living there. You should also consider what type of property you need based on your situation. For example, if you have a growing family, you might want to search for a house with multiple bedrooms and a spacious garden.
Inspect the property Once you have found a property that you are interested in buying, you should make sure to give it a thorough inspection. This is crucial as it could reveal issues that you did not previously spot when you viewed the property. It could be a good idea to hire a surveyor, as they will check for any issues with the property and detail their findings to you so that you are fully aware of the condition of the home you are looking to buy.
Read the contract Thoroughly reviewing the entire contract is essential when buying a property to ensure a smooth and legally sound exchange. Professionally examining the contract will help you find any hidden clauses that could otherwise be overlooked, meaning there will be fewer unpleasant shocks or disagreements in the future. There is nothing in the contract that is unimportant, so you mustn't skip any parts or ignore anything you do not understand. If you find something in the contract that you are unhappy with, it is best to get in touch with your estate agent as they will suggest the best course of action.
Buy a faux Christmas tree While a real Christmas tree can be a fabulous addition to the home at Christmastime, there are many impracticalities to them when you are looking to sell your home. When it comes to having a tree to decorate while you are in the midst of a move, faux is best, and there are very convincing faux alternatives available. Real trees drop needles on to your carpets leaving you with more cleaning up to do before a house viewing – there are many solutions that claim to stop trees from shedding however it will inevitably and avoidably still cause some mess. You may wish to clear away your tree entirely when conducting viewings. This is when a fake tree is at its most functional because it can be easily folded up and packed away at relatively short notice. Remember, many potential buyers are looking for space as a priority in their new homes, and a tree, fake or real, can make a room feel small and overcrowded.
Use Christmas lights to illuminate as well as decorate Christmas lights offer lots of opportunity when it comes to home viewings. Try draping lights in garlands across fireplaces and stairway bannisters to attract buyers' attention to focal points in your home. As always, you should consider the planet and how much electricity is being used to power your Christmas lights, while LED Christmas lights will cost you more money upfront, they use 75% less energy than incandescent lights – a huge plus for the energy efficiency for your wallet and the planet. Go for a warm yellow/orange light rather than a cool white light, this will create a cosy atmosphere in your home and make a buyer feel welcomed. Steer clear of external Christmas decorations, a buyer will want to be able to imagine the home for all seasons when they arrive.
Use all of the senses It isn’t just the sights in a home that will sell the lifestyle to a potential buyer, but also the sounds and smells. What better way to paint the perfect Christmas picture than with a crackling fire? If you have an open fire, make sure the grate and chimney are clean and clear to create the most memorable sounds and smells for your viewings through winter. Switch up your home fragrances to complement the time of year – essence of gingerbread and cinnamon are most synonymous with the Christmas period. Candles are the best way to emit these smells throughout the home and can even be authentically produced by hand to add a personal touch.
Keep it neutral A neutral colour scheme is the number one tip from any property staging expert. Hues of red or green, with gold or silver, are the safest bets to chose from when it comes to selecting decorations for your Christmas tree and the room around it. A warm and rich shade of red will instantly bring a touch of festive cheer into your home within moments. You can try mixing and matching a matte or glossy finish to give a single-shade scheme another dimension – this second dimension will be brought to life by the illuminations from a roaring fire. Choosing a gold scheme for your Christmas tree decorations will create a sense of opulence and tastefulness and will sit especially well in an otherwise neutral interior, introducing festive colour without overpowering the space.
Christmas has arrived in style at Property People North Belfast! Our team has been busy transforming our office into a festive spectacle, and we're excited to share the holiday spirit with the community.
This year, our window display is a captivating scene straight out of Santa's workshop. A jolly Santa Claus takes centre stage in his bright red sleigh, overflowing with gifts and goodies. Twinkling lights illuminate the scene, casting a warm glow on the beautifully decorated Christmas tree and whimsical decorations. The festive atmosphere is further enhanced by the intricate snowflakes and cheerful elves adding a touch of magic to the display.
We invite you to stop by our office at 223 Antrim Road, Belfast BT15 2GY and experience the festive atmosphere for yourself. Our friendly team is always happy to chat about your property needs, whether you're looking to buy, sell, or rent in North Belfast. We'll even offer you a mince pie and a warm beverage to complete the festive experience!
From all of us at Property People North Belfast, we wish you a very Merry Christmas and a Happy New Year!
The festive spirit is shining bright at Property People South Belfast! Our team has created a stunning Christmas display that's sure to capture the hearts of passersby.
This year, we've gone all out with a glamorous and festive theme. Our office is decked out in sparkling lights, shimmering ornaments, and a touch of gold. We've even created a cosy Christmas corner with a fireplace and comfy armchairs, perfect for relaxing with a cup of hot cocoa.
We encourage you to visit our office at 122 Lisburn Road, Belfast BT9 6AH and admire the festive decorations. Our team is ready to assist you with all your property needs in South Belfast, whether you're searching for your dream home or looking to sell your property.
We wish you a joyous holiday season and a prosperous New Year!
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