How to sell a Gold Coast Renovators Delight?
Selling a Gold Coast renovator’s delight involves striking a careful balance.
You want to present the property’s potential clearly and attractively, without overspending on renovations that a buyer might simply tear out.
The key is to focus on what truly matters to a buyer looking for a project: tidiness, light, cleanliness, and a clear vision of what could be.
This means a significant effort in decluttering, deep cleaning, tidying the garden, and perhaps a touch of strategic styling, rather than undertaking major, costly overhauls.
Thinking About Selling? You’re Not Alone in This.
Selling a home is one of life’s bigger moments. It’s a place filled with memories, and even if it needs some love, it’s your home.
When it’s a renovator’s delight, that thought process can become even more complex. You might be weighing the effort, the cost, and the worry that someone will even see the beauty you see.
Many Gold Coast homeowners are in a similar boat. They love the lifestyle here, but their home might be getting a bit tired, or their family’s needs have changed.
The idea of undertaking a big renovation before selling can feel overwhelming, so understanding how to sell your ‘as-is’ or ‘needs-work’ home smartly is key.
Where Do I Even Start When My Home Needs Work?
This is often the first question that pops into your head. You look around, maybe at that leaky tap, or the overgrown garden, or the kitchen that’s straight out of the 80s, and it just feels like too much.
The good news is, you don’t need to do everything. The goal when selling a renovator’s delight isn’t to make it perfect. It’s to make it appealing to the right kind of buyer.
These buyers aren’t looking for a pristine, move-in-ready home. They’re looking for a project, a place they can put their stamp on, or an investment with good bones.
Your job is to help them see that potential, without letting them get distracted by the mess or feeling overwhelmed by their current state.
Do I Need to Fix Everything First?
This is a widespread concern, and the simple answer is: no, not everything. Doing extensive, expensive renovations to a renovator’s delight before selling can often be a waste of money.
Buyers for these types of properties usually have their own vision and preferred style. They’re looking to rip out old kitchens and bathrooms anyway, so spending big on new ones that they’ll discard doesn’t make financial sense for you.
Instead, focus on what is critical for structural integrity, safety, and a generally pleasant viewing experience. Think about:
- Safety issues: Loose railings, exposed wiring, major water leaks. These need attention.
- Major structural concerns: If there are serious cracks or foundation issues, they must be disclosed.
- Functionality: Make sure basic things work. Taps run, replace broken lights.
Beyond these, your focus should shift to presentation.
How Long Will It Take to Sell a Renovator’s Delight on the Gold Coast?
It depends. Just like any property, the time it takes to sell a renovator’s delight on the Gold Coast can vary.
Factors include:
- Price: This is always the most significant determinant. A realistically priced renovator’s delight will attract buyers much faster than one priced as if it were fully renovated.
- Presentation: Even for a home in need of work, good presentation (cleanliness, decluttering) significantly impacts the sale time.
- Market Conditions: Is it a seller’s market or a buyer’s market on the Gold Coast right now? This affects demand.
- Marketing: How well is the property advertised and exposed to the right buyers?
- Your agent: An experienced local agent who understands renovator markets will know how to find the right buyers quickly.
While it might take a little longer than a pristine, move-in-ready home, a well-priced, well-presented renovator’s delight on the Gold Coast can often find its buyer quite swiftly, as there’s a strong demand for renovation projects and investment opportunities here.
What if I Get Stuck Between Selling and Buying My Next Home?
This is a real worry for many homeowners. The thought of selling and then having nowhere to go, or buying first and getting stuck with two mortgages, can be a massive source of stress.
When you’re selling a renovator’s delight, the timing can feel even more uncertain. This is where planning, a good real estate agent and a mortgage broker become your best friends. They can help you explore options like:
- Flexible settlement periods: Negotiating a more extended settlement period might give you more time to find your next place.
- Bridging finance: Your bank or broker can explain whether a short-term bridging loan is an option for you, allowing you to buy your next home before your current one sells.
- Short-term rentals: Sometimes, the simplest solution is to rent for a few months, giving you breathing room between sales. Many Gold Coast suburbs have good rental options.
- Conditional offers: If you’re buying, you may be able to make an offer on your next home conditional on the sale of your current one; however, this can make your offer less attractive to sellers.
The key is to discuss these scenarios with your professionals early. They can help you understand the risks and benefits specific to your situation.
What Happens if the Buyer Pulls Out?
It’s a fear many sellers have, especially if a sale is progressing. While not common, it does happen. In Queensland, buyers can withdraw from a contract under specific conditions.
Most commonly, this is during a cooling-off period, if their building and pest inspection reveals significant issues, or if their finance approval falls through.
If a buyer pulls out, it can feel disheartening, but it’s not the end of the world. A good agent will:
- Communicate immediately: You’ll know what’s happening and why.
- Re-engage other interested parties: Often, other buyers expressed interest, and your agent will contact them.
- Recommend next steps: This may involve addressing the issue that led the buyer to withdraw or adjusting the price.
- Get the property back on the market quickly: Minimise the time it’s not actively being shown.
The important thing is to remember that one buyer’s circumstances don’t reflect on your property’s value or appeal.
Practical Realities: Getting Your Renovator’s Delight Ready for Sale
Now for the nitty-gritty. This is where you can make a big difference without spending a fortune. Your goal is to make the property feel inviting and clean, allowing potential buyers to see past the dated elements to the real opportunity.
Do I Need to Repaint Everything, or Just Tidy Up?
For a renovator’s delight, a complete repaint of the entire interior is usually not necessary unless the current paintwork is truly a shocking colour that actively deters buyers.
Instead, focus on:
- Neutralising truly offensive colours: If you have a bright purple feature wall, a quick coat of neutral white or off-white paint will calm things down and appeal to a broader audience.
- Cleaning the walls: Often, a good sugar soap wipe-down can remove years of grime and make walls appear much fresher without the cost of painting.
The goal is to tidy and declutter, not to be perfect.
Should I Renovate the Kitchen or Leave It?
For a renovator’s delight, leave it. Almost universally, buyers looking for a project will want to include a kitchen. Spending $10,000, $20,000, or more on a new kitchen when you plan to replace it is a direct loss for you.
What you should do for the kitchen:
- Deep clean everything: oven, stovetop, benchtops, sink, cupboards (inside and out). Eliminate all grease and grime.
- Ensure functionality: Ensure all appliances (if included in the sale) are working or disclose those that aren’t; also, verify that taps aren’t dripping.
- Declutter: Clear benchtops of appliances, remove magnets from the fridge, and empty overflowing drawers.
- Brighten: Clean windows, ensure good lighting.
The same principle applies to bathrooms. Focus on cleanliness and functionality, not expensive upgrades.
How Much Should I Spend on Getting the House Ready?
This is the million-dollar question, and the answer is as little as possible, targeted at maximum impact. For a renovator’s delight, your budget should primarily go towards:
- Professional Deep Cleaning: This is arguably the best money you can spend. Inside and out.
- Garden Tidy-Up: Crucial for curb appeal.
- Rubbish Removal: Getting rid of anything unsightly.
- Minor Essential Repairs: As discussed above (safety, functionality, major eyesores).
- Professional Photography: This is non-negotiable for online appeal.
- Possibly Basic Styling: To define spaces if rooms are bare.
Think of it as preparing a clean, tidy blank canvas, rather than a finished masterpiece. Buyers for these properties appreciate seeing the “bones” and space, not your style.
Is Professional Styling Worth It for a Renovator’s Delight on the Gold Coast?
This one’s not straightforward. For a pristine, high-end home, styling is almost always worth it. For a renovator’s delight, it can still be highly beneficial, but the approach is different.
You don’t need to furnish an empty, tired home completely. Instead, consider:
- Partial styling: If rooms are empty, adding a few key pieces, such as a sofa, a bed, or a dining table, can help buyers understand the room’s scale and flow.
- Focus on key areas: Maybe style the living room, master bedroom, and dining area.
- Defining spaces: If rooms are oddly shaped, a rug and some furniture can help define zones.
- Emphasising potential: Strategic styling can highlight a home’s best features, like natural light or a view, even if the surrounding elements are dated.
- Keeping it light and neutral: No bold colours or fussy patterns. Let the property’s potential shine through.
Discuss this with your agent. They’ll have experience with what works best for renovator properties in your Gold Coast area. Sometimes, a very minimal, strategic approach to styling is enough to help buyers visualise.
What’s Considered Clean Enough for Buyers?
For any home, but especially a renovator’s delight, “clean enough” doesn’t mean spotless; however, ensure:
- Every surface: Wiped down, dusted.
- Kitchen: Oven clean, stovetop grease-free, sink clean, cupboards wiped inside and out.
- Bathrooms: Toilets scrubbed, showers clean, mirrors clean, no mildew.
- Floors: Vacuumed, mopped, carpets professionally cleaned.
- Windows: Clean inside and out.
- Fans/Lights: Dusted, no cobwebs.
- No lingering odours: Especially important in older homes. Air it out, clean thoroughly, and consider a professional deodoriser if needed.
It’s interesting how much a good clean makes a difference. Even if your home is quite dated, an immaculate and decluttered space helps buyers focus on its ‘good bones’ and imagine its potential.
A dirty home, though, creates a different impression. It makes buyers see more work and costs for themselves, and that often leads them to offer less.
A Fresh Approach to Your Gold Coast Renovator’s Delight
When selling a renovator’s delight, your objective is to present it in a way that allows buyers to easily see its potential without being put off by its current condition.
This involves focusing on simple, impactful changes rather than costly overhauls.
- Garden Maintenance: This is a big one for immediate visual impact. An overgrown, messy garden can make even a well-maintained home look neglected, and it’s even worse for a renovator’s delight.
- Mow lawns regularly: Keep them short and neat.
- Trim back overgrowth: Tame unruly bushes and trees, especially those blocking light or views.
- Weed garden beds: Get rid of unsightly weeds.
- Pressure wash outdoor areas: Driveways, pathways, patios, and the exterior of the house can be transformed by a good pressure wash, removing years of grime and making surfaces look almost new.
- Consider a fresh layer of mulch: This instantly tidies up garden beds and gives a well-cared-for look.
- Remove all rubbish and debris: Any old building materials, broken pots, or general junk must be removed.
- Declutter Ruthlessly: Imagine a buyer walking through the door. Every single item in the home should be considered.
- Remove all personal items: Photos, trophies, and excessive ornaments.
- Clear benchtops: In the kitchen and bathrooms.
- Empty half-full cupboards: Buyers will open them.
- Get rid of excess furniture: If rooms feel cramped, remove pieces to create a sense of space.
- Pack away unnecessary items: If you don’t use them daily, box them up and store them off-site or in a garage.
- Deep Clean Everything: As mentioned, this is paramount. Professional cleaning services often pay for themselves.
- Inside the house: Every surface, every corner. Bathrooms and kitchens must be as clean as possible.
- Outside the house: Windows, eaves, entryways.
- Make it as Light and Bright Inside as Possible: This is how buyers see potential.
- Open all curtains and blinds: Let natural light flood in.
- Clean all windows: Dirty windows block light.
- Ensure all light fixtures are working: Replace any blown bulbs.
- Choose neutral paint colours (if painting): Light, neutral colours make rooms feel larger and brighter.
- Stage the property rather than leaving it with bare rooms: Even minimal styling can make a big difference. Empty rooms can feel cold and smaller than they are.
Strategically placing a few pieces of furniture can help buyers visualise how they would live in the space.
It doesn’t have to be expensive. Sometimes, even borrowing a few key pieces from friends or using inflatable furniture covered with throws can make a difference.
The aim is to create an inviting atmosphere that allows buyers to focus on the ‘good bones’ of the property and its potential, rather than its current wear and tear.
What You Don’t Often Hear From Most Agents
Many agents focus on the polished, perfect sale. But when you’re selling a renovator’s delight on the Gold Coast, some truths might not always be front and centre:
- Your agent needs to understand the “renovator” buyer: Not all agents are skilled at selling properties of this type. You need someone who can speak the language of builders, investors, and enthusiastic DIYers. They need to highlight potential, not just existing features.
- Pricing is less about emotion, more about data and discount: Buyers of renovators’ delights are doing their sums. They factor in renovation costs, holding costs, and their profit margin if they’re an investor. Your price needs to reflect the work required, not just the “as-is” value of a lovely home.
- Transparency builds trust: If there are known issues, it’s better to disclose them upfront with professional reports. Hiding problems often leads to bigger headaches down the line when building and pest inspections happen.
- The sale might come from an unlikely source: Sometimes, the best buyer isn’t the family looking for their forever home, but a builder or an investor who sees a clear path to profit or an exciting project. Your agent needs to market to these niche segments.
- Your input on renovations can be counterproductive: Resist the urge to do major renovations. What you think is an improvement might not align with what a renovator buyer is looking for. They’d rather do it their way.
What You Can Do Now (Without Committing to Selling)
Feeling a bit more prepared? That’s great! Even if you’re not ready to put up the ‘For Sale’ sign tomorrow, there are simple steps you can take now to feel more in control and informed for the future. These steps involve gathering information and becoming comfortable with the idea, rather than making firm commitments.
- Think about where you’d like to live next: Not to decide definitively, to imagine. Start looking at suburbs, house styles, or different areas of the Gold Coast. What appeals to you? What kind of lifestyle are you envisioning? This helps frame the ‘why’ behind selling.
- Estimate your moving costs: Moving always costs more than you think. Get a rough idea of removalist quotes, utility connections, and any temporary accommodation. Knowing these figures now means they won’t sneak up on you later.
- Chat with your broker or bank about what selling might mean for your finances: Even a casual conversation can demystify things. How much equity do you have? What would your next mortgage look like? What are the implications of paying out your current loan? This helps you understand your financial position.
- Look into short-term rental options in case there’s a gap between selling and buying: Just knowing what’s available and roughly what it costs can ease the worry about being ‘homeless’ for a short period.
- Create a folder (physical or digital) to keep everything in one place when you’re ready: This could include old bills, renovation receipts, council plans, or even just ideas you have. Having everything organised makes the eventual process smoother.
- Start decluttering, little by little: Even just one cupboard a day. This is an ongoing process for any house sale, but for a renovator’s delight, it’s doubly important. The less junk, the more precise the vision for buyers.
- Walk through your home with fresh eyes: Pretend you’re a buyer seeing it for the first time. What do you notice? What feels cluttered? What needs a good clean? This can help you prioritise those practical tidying steps.
These steps are about empowering you. They’re about slowly building your knowledge and confidence, so when the time comes, you’re not rushing into decisions, but making informed choices that feel right for you and your Gold Coast home.
When You’re Ready to Talk, I’m Here.
There’s no pressure, no rush. My role isn’t to push you into selling, but to provide clear, honest advice when you need it.
When you feel ready to have a deeper conversation about your Gold Coast renovator’s delight, its true market value, and the specific strategies that will work best for your property, I’m here to help.
I’ve been helping Gold Coast homeowners navigate these waters for years, and I understand the unique challenges and opportunities that come with selling a home that requires some TLC.
My goal is always to make you feel calm, informed, and confident throughout the entire process.
Feel free to explore the other resources on my website, or keep thinking things over. When you’re ready, reach out. We can have a relaxed, no-obligation conversation about your home.
THIS IS HOW YOUR JOURNEY TO A SUCCESSFUL GOLD COAST PROPERTY SALE STARTS
My simplified guide below will take you through a 20-step process for selling your property anywhere on the Gold Coast;
I proudly sell homes across the entire coast.
1. PREPARING YOUR GOLD COAST PROPERTY FOR SALE + SOME OF THE LEGAL REQUIREMENTS
- Tidying gardens and decluttering everything inside and out.
- All homes for sale, are legally required to have hardwired photoelectric, interconnected smoke alarms.
Non-removable 10-year battery smoke alarms can be installed as an alternative.
- By law, you are required to complete a pre-contractual seller’s disclosure statement: generally related to limitations, restraints, or defects in the property title, such as easements, covenants, leasing, zoning, etc.
- A pool safety certificate is also required if you have a swimming pool or if the property has a shared swimming pool (Body Corporate).
2. COMPARATIVE MARKET ANALYSIS REPORT FOR YOUR GOLD COAST PROPERTY
After showing me around your property, I will provide you with a Comparative Market Analysis (CMA) report. This is a detailed, legally required analysis of your home’s market value.
The CMA is based on recently sold and for-sale properties similar to yours in the immediate area. I will need to view your home to prepare this report.
3. SETTING A MARKETING BUDGET FOR YOUR GOLD COAST HOME
The third step in selling your home is to create a marketing budget.
By law, this must be based on actual costs.
There are various marketing options to consider, such as:
– Internal, External and Drone Photography.
– Property and House Plans show potential buyers the exact layout of your home and property.
– Internet Advertising on platforms such as RealEstate.com.au, Domain.com.au, Facebook.com, Instagram.com, etc.
– For Sale Sign on the street is still essential to attracting potential buyers. Even though many buyers start their search online, they often drive around neighbourhoods to see what’s available.
A simple fact: Not having a For Sale sign can significantly reduce the number of people who see your property and may be interested in buying it.
4. PREPARING AND APPROVING THE FORM 6 AGREEMENT WHEN SELLING A GOLD COAST PROPERTY
A Form 6 Agreement is a document provided by the Queensland State Government. It outlines all relevant details of the property sale, including the marketing budget.
Our administration team will prepare this form for you and send it for your review and approval.
5. PAYING THE MARKETING BUDGET FOR YOUR GOLD COAST PROPERTY
Once you have approved the Form 6 Agreement, the next step is to pay for the marketing budget that you have chosen.
6. STARTING THE ADVERTISING PROCESS
Once your payment is received, the advertising campaign will commence.
Advertising strategies will align with the choices you made within your marketing budget.
7. MONITORING MARKET RESPONSE
If your property hasn’t received offers within 30 days, don’t assume there’s no interest.
It often means the price isn’t aligned with what buyers are willing to pay at this time.
This is your signal to review and adjust your pricing strategy so your home remains competitive and receives the attention it deserves.
8. ARRANGING BUYER VIEWINGS
When buyers express interest in your property, viewings will be arranged to allow them to see your home in person; you need to be away from the property during these viewings.
This helps potential buyers feel relaxed and visualise themselves as the new owners, thereby forming a deeper connection with your property.
9. CONSIDERING A BUYER’S OFFER
When you receive an offer on your home, it means a buyer is serious and ready to move forward at a certain price.
This is a key moment in your selling journey. Take the time to go over the offer carefully.
Look beyond the price; check the terms, conditions, and settlement timeframes. Make sure it works for you before accepting, countering, or declining.
10. ACCEPT, COUNTER, REJECT
When an offer is presented, you will need to respond by accepting, countering, or rejecting it.
Accepting locks in the agreed-upon price and terms.
Countering proposes changes and initiates further negotiations. If countering, present revised terms clearly; open, respectful communication is key for a smooth sale.
Rejecting means the offer is unacceptable; in this case, respond promptly and professionally, explaining your reasoning for the decision.
11. YOUR LEGALITIES
When you finally accept an offer, you will engage your conveyancer or solicitor to facilitate the legal requirements to complete the sale.
If you are part of a Body Corporate, you will need to provide a Disclosure Statement from them.
Your solicitor will use PEXA to settle your property. Part of the process requires Verification of Identity. Also, anyone selling a property must complete an ATO Clearance Certificate.
12. BUYER’S DEPOSIT
The buyer’s deposit is a crucial step in the property purchase process; it will be held in the agency’s Trust account.
This is a tangible expression of the buyer’s commitment to purchase your property.
13. BUILDING AND PEST INSPECTIONS
Typically, a buyer will arrange for a building and pest inspection report to be completed, usually within 14 days of the contract date.
Additionally, they may have the contract subject to finance, which is generally applicable for 21 days from the contract date.
14. COMPLETING YOUR GOLD COAST PROPERTY SALE
Based on the outcome of the building and pest inspection report, as well as any finance being sought, the buyer will proceed with their offer or withdraw it.
At this point, the sale either falls through or becomes unconditional.
15. LOOKING FOR YOUR NEW PROPERTY
If the sale becomes unconditional, it is time to start looking for a new property. Remember, there is no need to rush.
It is essential that you take your time, as this needs to be a very considered purchase.
Your new home is of substantial value and can be costly if you change your mind. Something you may want to investigate is Short-Term Bridging Loans.
16. ALTERNATIVES YOU SHOULD CONSIDER
An alternative to seriously consider when deciding where to live between selling and buying is renting while you look for a new property.
Renting for a short period gives you breathing room; it allows you time to clear your head, make a confident, considered decision, and ultimately buy where you truly want to live, with no pressure or panic.
17. TIME FOR YOU TO MOVE
Leaving your home opens doors to a new chapter full of new beginnings. Embrace the excitement of a fresh start and cherish the memories you’ve made.
Every box you pack brings you one step closer to a new adventure full of possibilities that lie ahead.
18. YOUR SALE CONCLUDES
The culmination of the property sale is settlement; it marks the transfer of the property to the new buyer.
As the final chapter concludes, this marks a sense of achievement: your property has now SOLD.
19. YOUR FUTURE OPTIONS
If you have chosen to rent, you will continue to look for and eventually purchase a property, apartment, or perhaps even buy land and build; now there’s something to consider.
20. TIME TO UNWIND AND MAKE YOUR NEW HOME YOUR OWN
As you unpack and furnish your new home, embrace the gradual process of creating your haven.
Enjoy the transformation, one room at a time.
Relax in the tranquillity of your surroundings and immerse yourself in the gentle sounds of your new neighbourhood.
Explore the nearby parks and cafes; enjoy the unique charm of your new community.
Remember, settling in is a journey in itself; it’s not a race. Embrace the process of creating a home that reflects your unique style and personality.
Whether you’re downsizing, relocating or just ready to move on, I’ll guide you through every step of selling your Gold Coast home with confidence and ease.
Navigating the intricacies of selling your property can be complex, but it doesn’t have to be.
My 20-step guide provides a simplified general overview; as you would naturally expect, your steps may vary.
Author – Craig Douglas
Are you ready for a conversation about selling your Gold Coast home?
Let’s get you Selling
LET’S GET YOU SOLD
Craig Douglas 0418 189 963
Professional | Knowledgeable | Experienced
You can find me working at a Boutique Real Estate Agency
These are just some of the suburbs that I proudly sell homes in:
Nerang
Please Note: The information contained in this document is for general information purposes only and does not constitute legal advice. The laws and regulations governing the sale of property in Queensland are complex and constantly changing. It is important to seek the advice of a qualified property lawyer or conveyancer before making any decisions about the sale of your property. This document does not take into account your individual circumstances and may not apply to your situation. By reading this document you agree that you have not relied on the information contained herein and that you will seek independent legal advice before taking any action.
This page was proudly created by Craig Douglas, your local independent Gold Coast real estate agent, working for a Boutique Real Estate Agency. Selling residential and commercial properties, from those that are awe-inspiring, through to a diamond-in-the-rough, otherwise known as a “renovator’s delight”.
I negotiate and sell on behalf of property owners who want to get the best possible price, with the least amount of hassle. Let’s talk about the process of selling your property over a coffee to get you started – 0418 189 963
