This is why your property will not promote: Estate brokers and property consultants inform the brutal fact in regards to the ten issues they know will sabotage a sale – and the 9 that their consumers now demand

The housing market is hotting up with prices and sales set to head north in the coming months, according to the respected Royal Institution of Chartered Surveyors.

Online agency Yopa says there are 84,000 more homes listed for sale in the UK today than at the time of last month’s Budget – an increase of 11.4 per cent.

This means sellers need to emphasise what makes their home extra-attractive to would-be purchasers – and not let buyer turn-offs get in the way of a deal.

We’ve spoken to estate agents and property experts to reveal the most sought-after home features – and the ones to avoid at all costs.

What buyers hate

Bonkers house names

‘Buyers dislike inappropriate names,’ explains Jason Corbett of Rowallan Buying Agents. ‘They’ll be bitterly disappointed if they expect a decent-sized family home called “Manor House” but it’s actually just a small cottage.’

Dr Lynn Robson of Oxford University, a house title expert, says names like The Barn often reflect what owners would have liked the property to have been, even if it’s really in the middle of a housing estate. And she warns that odd names can be a deterrent. ‘Would you buy “Cobwebs” if you’re afraid of spiders?’ she asks.

Modern fittings in period homes

‘Bad quality double glazing and especially plastic windows in period properties are unpopular,’ says Karen Hedges of the John Payne agency in south east London. Fittings must compliment the aesthetic of the house, not clash.

Cheesy 1970s features

Magnolia paint or carpets in bathrooms and kitchens are big no-no’s for Alastair Cochrane of the Stirling Ackroyd agency. Meanwhile, Tony Wheeler, of the Leaders agency, says other throwback nightmares include ‘textured ceilings and outdated appliances’.

Decking

Nick Cunningham of Stacks Property Search warns: ‘Unless it’s obviously part of a design scheme and beautifully installed, decking can be viewed as a cheap and lazy option – think quick home transformation TV shows.’

If you have decking and don’t want to scrap it, make sure it doesn’t show its age through insect damage, rotting boards, or exposed screws becoming trip hazards; a thorough re-sealing and re-painting will boost appearances.

Gnomes

‘They’re appalling. People laugh at them and sometimes laugh at the owners too. It sets the wrong tone about a home so hide them in a shed during a viewing,’ recommends Dorset buying agent Tracey Adamson.

Clutter

Take a leaf out of Stacey Solomon’s book and sort your life out – otherwise say goodbye to a quick sale. Josephine Ashby of John Bray cautions: ‘Buyers simply can’t imagine the space without the mess. Switched-on buyers will also notice lack of storage space. In compact properties where hidden space can’t be created, this is a big negative.’

It’s not just space. Some agents say buyers who see a messy home believe it’s an indication that the sellers may not have been organised or bothered to maintain the property in peak condition.

Smelly homes

‘Buyers use all their senses and smelly houses are a hard sell,’ says Rachel Johnston of Stacks Property Search. ‘Some are an easy fix – for instance niffy teenage bedrooms and bathrooms, or pet and cooking odours, but they can still lead to bad impressions. But other smells are more damaging when it comes to selling; proximity to pungent farms, or an underlying smell of damp.’

One London agency, Petty Son & Prestwich, even recommends avoiding strong ‘homely’ odours such as percolating coffee or fresh bread which can distract buyers on a viewing. Instead it suggests subtle citrus, pine, jasmine or cinnamon.

Problems next door

If there are disputes with neighbours over noise or boundaries, these should be declared on a Property Information Form when you sell – and there are legal risks if you fail to do so, but the problem returns after the new owner moves in.

It’s not just the folks next door who can be a turn-off. ‘Close proximity of electricity pylons is a cause of concern for buyers. Although walking distance to local schools is usually a positive, if the property is adjacent to a school then traffic and parking issues can be off-putting,’ according to Scott Caudwell of Leaders Romans Group.

Unfinished jobs

Buyers dislike poorly-built extensions, unsympathetic alterations, awkwardly-shaped rooms,’ says Michael Zucker of estate agency Jeremy Leaf & Co. And the boom in home working means fewer people want the disruption of builders coming in to make big changes or put right botched work commissioned in the past by the seller.

Rupert Stephenson of the Black Brick Buying Agency adds: ‘The cost of building works has sky-rocketed recently and buyers want property which is immaculate or is a complete wreck – but wrecks are eye-wateringly expensive to put right these days, so these have to be dirt cheap to attract any interest.’

A pushy seller

Leave the sales pitch to the agent selling your home – that’s what you pay them for. A property professional will also get valuable feedback from viewers who would be afraid to tell an owner directly, while teasing out information about the buyer such as whether they are ‘ready to go’ or simply looking at properties out of curiosity.

Nick Ferrier of the Jackson-Stops agency says: ‘Having the seller shadow the agent during viewings can make potential buyers feel uncomfortable and unrelaxed. When selling a house, it’s all about first impressions – you’re selling a lifestyle. A buyer needs to imagine themselves there, not feel they are in someone else’s home.’

What buyers love

Original features

‘Original, well cared for character features are a must,’ says Emma Capon of the Fine & Country estate agency. Or – in the words of Karen Hedges of the John Payne agency in Greenwich: ‘Absolutely anything original, even if it’s falling down.’ Original beams are hugely sought-after, as are reclaimed wooden floors.

Open fires

‘An open fire is essential in a period house,’ says Clare Coode, regional director of Stacks Property Search agency. ‘I saw a beautiful country house that took four years to sell, chiefly because there was no fireplace in any reception room. A period house without a fireplace is like a summer’s day without sunshine.’

A downstairs loo

‘It’s something buyers don’t think about until it’s missing – and then it can end up being a deal-breaker,” explains Sarah Cull of Strutt & Parker, who believes they’re essential for modern families or anyone who enjoys entertaining. ‘Older period homes don’t always have the space, but if there’s potential to add one in, it’s always worth the investment.’

Big windows

‘Light sells,’ according to Clare Coode. ‘Big windows with a view are always a winner, as are window seats, conservatories and roof lights.’

A recent survey by the company Rooflights found that 84 per cent of home buyers valued the amount of natural light in a property as the most important factor in their search.

Dedicated home office

Government figures show 41 per cent of UK employees work some or all of the week from home – so sellers should make this part of their offer to buyers. ‘Carving out a dedicated space for home working – even just on a landing, or a nook off another room – makes houses more versatile for those with a hybrid working pattern,’ says Amy Reynolds of Richmond agency Antony Roberts.

Gardens

‘An oasis of calm where buyers can imagine escaping from hectic daily life is highly prized by buyers of everything from small cottages to town houses to large manors. Big isn’t necessarily beautiful; more important is aspect combined with clever landscaping and planting,’ explains Ms Ashby.

But remember it’s horses for courses. A property that’s likely to sell to an investor as a buy to let, or to someone wanting a holiday home, will be more attractive if the garden is low maintenance. For a family house, especially a larger one, a substantial garden would be a dream for green-fingered buyers.

Space for the car

Whether it’s a garage, fancy driveway or an old-school carport, this is a must-have for many buyers, especially if they have or want an electric vehicle requiring charging. 

And in some areas, ‘it’s also due to all the flashy Range Rovers being stolen’, admits Robert Keeble of Surrey agency Langford Russell.

A great kitchen

‘We’ve become a nation of foodies – much more than we used to be – so buyers love a gorgeous kitchen,’ says Richard Freshwater of Cheffins estate agency. 

He adds: ‘A beautifully crafted kitchen, whether it’s traditional with a charming Aga, or with contemporary finishes, is always appreciated. And people just love a beautifully organised pantry, with neatly lined up condiments and homemade jams.’

A third of estate agents polled by Propertymark, the agents’ own trade body, suggested that a quality kitchen was the most significant factor in swaying prospective buyers in favour of putting in an offer.

Energy efficiency

This is measured by the rating on the Energy Performance Certificate that’s displayed when your home goes on sale. A is the best, G the worst.

Ed Jephson of Stacks Property Search says: ‘When EPCs were first introduced, they felt like just another box to tick with little real value. However, as awareness around energy efficiency, environmental impact and rising energy costs grew, ratings have become a key consideration for buyers.

‘A bad EPC can be a big turn-off for buyers, especially those who aren’t planning any renovations. A bad EPC on a property that requires modernisation is something that may be tolerated; but on a property that is beautifully finished and ready to move into, it’s a big headache as retrofitting is costly.’