Ever wondered when the right time to sell really is - or how to buy smart in a market full of mixed messages? From market myths to hidden truths, Claire Barrett, Valuation Specialist at Niksen Property in Edinburgh, shares what every buyer and seller should know before making their next move. Whether you’re preparing to list, looking to make an offer, or just curious about timing, these common misconceptions might be holding you back. Here’s what’s really true.
Myth: Spring is the only good time to sell
Reality: "People buy homes 12 months a year. The key is motivation, not the month. Fewer listings in autumn or winter can mean less competition and quicker sales."
Myth: First time buyers get priced out the market
Reality: "With the increase in chains, first time buyers can be the favourable option if up against subject to sale."
Myth: You have to list on Rightmove or ESPC to sell your home
Reality: "Portals are shop windows, not salespeople. Great agents sell homes through strategy - photography, pricing and negotiation. Niksen’s reach and marketing do the heavy lifting."
Myth: My house isn’t on the market yet - I can’t offer
Reality: "Offers subject to sale are being accepted, just because you haven't sold doesn't mean you shouldn't offer. There are various contributing factors that are considered when looking at an offer in its entirety. So, go for it. Be bold, make the offer - you never know where it might lead. Getting your house ready for photos is important so you can act quickly!"
Myth: You need a 20% deposit to buy
Reality: "Many buyers get on the ladder with a 5-10% deposit. What matters more is affordability and good advice."
Myth: Lots of notes of interest mean lots of offers
Reality: “More interest doesn’t always mean more competition - your offer could still stand out. Buyers often assume that a high number of ‘notes of interest’ means fierce competition and walk away. But that’s not always true! The number of ‘notes of interest’ does not always equate to the number of offers that are received.”
Myth: Property photos must be taken on a sunny day
Reality: "A good photographer can make your home shine in any light. Waiting for blue skies isn’t imperative - Edinburgh’s naturally moody backdrop has its own charm, and the right photographer knows how to capture it beautifully. A cosy living room with a roaring fire can be just as inviting as a bright sunny garden shot. Our in-house photographer is an expert at telling the story of your property - the aim is to make every photo and video feel like a movie trailer that draws buyers in making them want to see more."
Myth: All agents are the same
Reality: "Wrong. Niksen make it personal. We don’t just list your property and wait - our task is to guide you through every step of the journey. We will advise on presentation and where necessary help partner you with home organisation teams or staging teams to make your property truly shines. We know how to sell homes and it is our job to share that knowledge, even if it means having the tricky conversations necessary to help you achieve the sale you need."
Myth: It's better to do your own viewings
Reality: "Letting a professional agent handle your viewings allows buyers to relax, take their time and have honest conversations about what they’re seeing and the reality of buying. For sellers this eliminates the awkward scenario of showing strangers around your home - and it saves you the stress of showing people around yourself.
“At Niksen, we personally take care of viewings and sellers have the same point of contact throughout the entire process of the sale - although as a small, close-knit team you will get to know us all. We will give our honest advice when it comes to offers you receive, and we will always aim to negotiate for the best deal on your behalf. We liaise with solicitors and keep regular contact with all parties involved to ensure the deal goes through. We are available to all our clients 7 days a week and beyond the typical working day.
"In truth, your estate agent should become a friend through this process as they are ultimately responsible for the sale of your greatest asset. You need them to have your back."
Myth: Renovations always add value to your home
Reality: "Spending £50k doesn't mean your house increases by £50k. It’s important to take good advice on what your house is worth before and after to ensure you focus on the right renovations. Valuations are based on evidence. They are calculated based on recent sales of similar properties in the immediate area. Estate agents and surveyors alike also look at data from the Registers of Scotland, along with size, location, condition, and overall appeal, to determine a fair price. Market conditions will of course impact the eventual sale price but the immediate value is based on a price per square foot value combined with condition, situation and overall appeal."
The property market can feel like a maze, full of myths and mixed messages. That’s why having the right advice (and the right agent) matters. egg partners Niksen Property in Stockbridge, Edinburgh, believe knowledge, honesty and kindness go a long way in making the process not only successful but actually enjoyable.
For an exclusive 10% off Estate Agency with Niksen, just quote "egg" in email [email protected].
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