Valuation & Marketing Plan

This is your new picture gallery

Click here for the old listing

 

Click on the picture to view your gallery

A typical 360 virtual tour

138 Thorpe

Thank you very much for considering us to market your home, my purpose here is to show you:

 

  • How I get to a valuation for your home
  • My marketing plan to achieve that price
  • My fee structure

 

Valuation

Your home

Type of home

Tenure

Sale history

Bedrooms

Internal area

Plot/land area

EPC rating

Council tax band

Detached property

Freehold

15/12/2020 £440,000

5

2078 Sq.Ft.

0.228 acres

C

E (£2,210 p/yr)

Using the office of National statistics, I can usually project a first "base" valuation of what your property should be worth based on the price you paid for it, the date your purchased it and the improvements you have made.

Based on pure variations between end of 2020 and now, your property would be worth over more than the price you paid. It means a valuation between £484,000 and £500,000.

Comparative method

I usually look at comparable properties sold recently in the area rather than the ones currently on the market as they tend to be overpriced. However there is nothing to compare your house with in Clacton/Holland-on-sea so I must use other angles...

Anchor Lodge, Kirby-le-Soken

A similarly sized detached property near you with only 4 bedrooms. We went on the market at £450,000 and received multiple offers up to £485,000. Offer accepted at £480,000. Not on the main road but small garden.

12 Hunt way in Kirby cross

A 5 bedroom that we nearly marketed as their agent was struggling to sell but they eventually accepted an offer around £480,000 with Paveys. Smaller than yours but in a quiet location.

Currently on the market

What are the properties that you would be competing against?

 

 

 

Halstead Road, Kirby Cross

A new build with 5 bedroom near you on the market for £489,995.

Valuation range

 

Minimum price: £465,000

Valuation: £475,000 - £485,000

Max valuation: £490,000 - £500,000

 

As you will see below, the key parts are the price strategies and the marketing to get the best outcome from all the many great points offered by your property.

 

Marketing philosophy

Marketing Plan = the right price + the right price strategy+ the best presentation + best promotion = better outcome

The marketing must be the absolute best and use every possible tools to attract the maximum amount of interested parties.

 

 

Maximum exposure

In the 21st century, estate agents are also "advertisers" or "marketeers" using the number one portal which is Rightmove. The more people see an "advert" on Rightmove, the more potential buyers are "reached", the more viewing appointments are booked in the same short amount of time, the more competing offers are received within that same time frame and the higher the probability is to sell over the original asking price.

If you click on the picture below you will see the average "reach" for our home sellers over the last month, the last 6 months and the last 12 months.

This is for the CO13 and CO14 postcodes where we mostly operate:

It is not actually about us, Home Domus 360 being at the top of the "leaderboard" but for our home sellers to receive the top exposure. That means nearly 3 times the exposure from the average agent and twice as much as most agents. More importantly this just makes a difference in your capacity to get the best possible price.

 

Price strategy

The valuation is one thing but the price strategy is how to reach the best possible outcome.

Within the strategy you will find variations in order to keep the listing more dynamic as the passing of time is correlated to a decrease in exposure and a lower probability of achieving competing offers over the last asking price.

You can see the profile of a typical listing by clicking on the picture below:

Price strategy one

We launch with a price tag of "in excess of £475,000" for 3 weeks and if no "proceedable" offer is received, we actually move the price up to £485,000 for another two weeks before price reducing to "in excess of £475,000".   We can keep rotating every two weeks. This has the effect of:

  • Boosting exposure on price reductions
  • Painting a picture that the price is between the 2
  • Makes the listing less stagnant and less likely to attract a lower offer

A 2% price reduction boosts the exposure on Rightmove.

From £475,000 if we have not sold, we may price reduce to "in excess of £465,000" and rotate back up to £475,000.

Price strategy two

We launch with a price tag of  "£500,000 for 3 weeks and if no "proceedable" offer is received, we price reduce to "in excess of £490,000 or £485,000" for another two weeks and rotate between the two prices...or reduce further to "in excess of £475,000" and flow the first strategy.  The price reduction needs to be at least 2% for maximum effect.

I have a very high % of success as you may transparently check out on my performance page. These strategies allow 60% of my vendors to sell at or above the original asking price. Another 30% of my vendors will at least achieve a selling price within 3% of the original asking price.

 

Presentation and promotion

As you would have noticed from my website and/or all the listings on Rightmove, I pride myself for delivering a "high-end" marketing to all the properties I sell but I would go all out with yours:

  • Twilight photography
  • Lifestyle photography
  • Unique 360 photography and virtual tour
  • Pro photos
  • Proper floor plan
  • lifestyle description

There is nothing to pay upfront! No sale no fee!

I spend a long time capturing the right pictures and process them, I strongly believe that the best possible presentation will only help to sell better. It is what I call " the slow-in, fast out" strategy or preparation to succeed.

The buyer must fall in love with it so selling the lifestyle goes well beyond selling bricks and mortar.

Once everything is ready, I typically launch a listing between Tuesdays to Thursdays and between midnight and 6am because I have calculated that this gives the absolute best exposure on Rightmove.

All my listings get a "premium listing" for ever and a "featured listing" for at least the first 3 weeks and anytime we price reduce. People cannot buy what they can't see and my philosophy is to provide the highest possible exposure for all my listings, something that I achieve anywhere I list properties and can be measured in Rightmove as you saw above.

"The longer it takes to sell, the harder it gets to sell" and the best exposure and the optimum probability to sell higher is achieved in the first 3 weeks of marketing ( what I call "plan A").

My philosophy is to give you the best possible marketing that is normally seen with more expensive properties! Your home deserves the best!

This last bungalow in Frinton-on-sea, we marketed from £500,000 and accepted an offer at £500,000 within 12 days...

This one is Clacton, we listed at £350,000 and accepted an offer at £358,000 within 2 weeks of marketing...

This one  in Great Bromley