Make first impressions count

This bach screams cool, low-maintenance beach living.

It's a sad fact of life that when we're about to sell something, be it the house, the car or that mid-century faux-Scandi settee in the garage, it suddenly gets more attention than it's ever had in its life.

Houses get new paint, broken cupboards are fixed, floors are stripped and polished, built-ins are sanded and polyurethaned, and gardens get a "makeover".

When all such tasks have been completed, we lament the fact that now we're selling, everything is the way we've always wanted it.

Nonetheless, lavishing some care and attention on a property about to go on the market has proved time and again to be very effective, and never more so than when it comes to first impressions.

Check out the bach pictured here. Chances are it wasn't just the large "For Sale' sign that attracted attention, but the trendy entranceway. It made all the right noises, saying "cool, low maintenance beach style", and it created a great first impression. A couple of metres of riverstones and shell chip and two freestanding slatted screens turned this space from a flat, featureless expanse of concrete into an inviting arrival area with a sense of enclosure and privacy from the street. It's easy to imagine gathering out here with a few friends to enjoy a glass of wine.

Check out the rest of your garden for outdoor living space. Real estate agents say it's a big selling point.

"If your house doesn't have any outdoor living space it's not hard to make some," says landscaper Andrew McKenzie. "Hard landscaping will give you the greatest effect -- an area of decking or timber privacy screens have more impact than a couple of new shrubs."

A large area of less-than-pristine lawn can be a turn-off, but bisecting it with a pathway of big, concrete pavers will make it look less daunting and more stylish. "Paths don't actually have to be going somewhere," McKenzie says. "You can terminate them at a small terrace with a garden sculpture or a tall urn as a focal point."

Decking is another speedy way to cover a neglected lawn or garden and create a little sitting area. And you don't need spend up large on outdoor furniture: a couple of directors' chairs will cost little and add a splash of colour. Pot plants will also add colour and of course you can take them with you when you go. Don't be too cheap here -- a gang of three big, glazed pots will look luxe.

If garden makeovers are not your strong point, steal ideas from local developers. Visit any show homes in your area and see what they've done to create that all-important first impression, and analyse photographs on real estate websites to see what makes a good first impression.

If there's no time or money for any sort of makeover, at the very least you can get rid of weeds, sweep up the leaves, trim edges and waterblast paths and concrete areas. Put away garden tools, children's toys, the dog's tennis balls and the cat's feeding bowl, and straighten that crooked letterbox that's been driving you nuts for months. A coat of paint and some shiny new numbers will turn neglected into nurtured.

Before potential buyers even approach your house, chances are they'll have looked at photographs on the real estate agent's website.

Out-of-focus, badly framed photographs won't show your home in its best light, so ask your real estate agent to arrange a professional photographer. If you have to take your own photographs, look carefully at house shots online and in design magazines and analyse what makes an appealing image.

Do your housework first. Make beds, do dishes, put away kitchen bench clutter, straighten art works and cushions, and put away clothes, toiletries and other personal items. The rooms should look organised, clean and distraction-free. Don't include anything in the images that is not visually appealing.

You may think the heat-pump is a selling point but it doesn't need to be centre stage in the shot of your living area.

Set up each individual photograph. If possible, set your camera on a tripod and spend a minute looking at every area of the image. Move items that seem too large or too close. A big indoor plant may look better further back in your photograph, or just peeking in to one side of the shot. Angle chairs, coffee tables and other items to maximise the feeling of space in the room.

Make sure each area you photograph is well lit and that the area looks spacious and bright.

Include one or two closer shots. A desk and chair under a window, for example, or a big floor cushion in front of the fire, can give potential buyers an idea of how it might feel to spend time in this room.