Do I need to renovate or stage my property before selling on the Gold Coast?
Yes, you need to renovate or stage your property before selling on the Gold Coast. In many cases, renovating or professionally staging your Gold Coast property can help you achieve a higher sale price, provided it aligns with your goals, budget, and the home’s current condition.
Here are some considerations to help you make an informed decision:
Renovations:
Condition of the Property
Assess the current condition of your property. If there are significant structural issues, safety concerns or major repairs needed, addressing these should be a priority to ensure the property is up to code and safe for potential buyers.
Market Trends
Research the Gold Coast property market to understand what types of renovations are in demand and can add value to your property. Focus on improvements that align with local preferences.
Return on Investment (ROI)
Before committing to any upgrades, ask yourself: Will this renovation actually increase the sale price, or will it just add extra cost?
Renovating can help your home stand out, but not every project offers a good return. Focus on changes that matter most to buyers—like a fresh coat of paint, modern light fixtures, or updated kitchen and bathroom features. These updates are generally affordable and often make a strong visual impact.
Larger renovations, like full kitchen overhauls or major structural changes, carry higher costs. If you overspend in an area where buyers aren’t looking for luxury finishes, you might not recoup the cost at sale. You risk over-capitalising—spending more than the market is willing to pay, based on your suburb and property type.
Look at what similar homes in your area are selling for. If most properties are modestly updated, aim for clean, functional, and visually appealing features rather than top-of-the-line ones. Buyers will compare your home to others nearby, so your upgrades should align with local expectations, rather than outshining them unnecessarily.
Selling Point
Start by walking through your property with a buyer’s eye. Which areas feel dated or tired? Target your attention where buyers tend to focus—kitchens, bathrooms, and outdoor living spaces. These zones often carry the most emotional weight in a sale and can tip the balance between interest and indifference.
A clean, modern kitchen doesn’t have to be brand new. Sometimes, resurfacing cabinets, replacing tapware, or adding new lighting is enough to freshen the space. Bathrooms can also benefit from simple upgrades, such as new mirrors, vanities, or a fresh coat of paint.
Outdoor areas are increasingly important, especially on the Gold Coast. If you have a deck, courtyard, or even just a small balcony, make it shine. Tidy up the landscaping, pressure clean paved surfaces, and add a few potted plants or outdoor furniture to show the lifestyle potential.
Targeted improvements in these areas can enhance buyer appeal without exceeding your budget.
Time and Budget
Renovations can be time-consuming and require a significant financial investment. Determine if you have the resources to complete renovations before listing the property.
Real Estate Agent Input
Consult a local estate agent who is familiar with the Gold Coast market. They will be able to provide insight into which renovations are likely to yield the best results and attract potential buyers.
STAGING
First Impressions
Staging helps buyers picture themselves living there. When a home feels warm, lived-in (but not too lived-in), it tugs at the heart—and that can mean a quicker, better sale.
Declutter and Depersonalise
By decluttering and depersonalising your home, staging gives buyers the freedom to imagine their own life in the space. Instead of focusing on your belongings, they focus on the layout, light, and lifestyle your property offers.
Highlight Features
Staging helps your property shine by highlighting its best features and creating a welcoming atmosphere. Well-placed furniture, lighting, and decor enable buyers to envision themselves living there, which can lead to stronger emotional connections and more favourable offers.
Photography and Virtual Tours
Staged homes tend to photograph exceptionally well, which is essential in a market where buyers scroll through listings online before ever stepping through the door.
Strong visuals capture attention, increase engagement, and give your property a polished, move-in-ready feel. The better your home looks online, the more likely you are to generate interest, inspection bookings, and serious offers.
Cost Effective
Staging is a smart alternative to costly renovations. It’s typically more affordable and delivers a strong return by making your home more attractive to buyers. Instead of tearing down walls or replacing kitchens, strategic staging highlights your property’s strengths and helps buyers visualise living there, often leading to faster sales and stronger offers.
Professional Help
Consider hiring a professional stager who is experienced in maximising the appeal of properties to potential buyers.
The decision to renovate or stage your property before listing it for sale on the Gold Coast depends on the current condition of your property, your budget, market trends and your timeframe.
Renovations can add value but require careful planning and significant investment, while staging can enhance the property’s appeal without necessitating major construction.
Consultation with a local real estate agent can provide valuable insight to help you make the right decision for your specific circumstances.
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:
Broadbeach
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
