Toby and Baxter’s Magnificent 7 Presentation Tips

You never get a second chance to make a good first impression…

Be as proactive as possible on presentation; think like a buyer, go through his/her process.
 

1.What they see online

See two images of the same room below. The first could risk them scrolling through and not clicking on your property; the second will ensure a second look.
 

               
 

This didn’t cost much to do at all: cosmetic accessories like rugs, flowers, wall art, cushions and ornaments make such a difference to a thumbnail image on Zoopla or Rightmove, as indeed they do in real life too. A touch of colour on top of a neutral background makes a house a home and buyers will start to imagine themselves living there.
 

2. Declutter

Especially for the photo shoot! Take a look at these two shots of the same living room. If you really don’t have the time, energy or funds to buy some additional accessories to spruce up your property, you can still make the most of what you’ve got.
 
               
 
The first image is all rug and sofa: the master image is far too full and it makes the room look tiny. The second image not only shows off some lovely rustic hard wood floors, but with some simple furniture rearrangement and hiding, it makes the room look so much wider and more impressive.

 

3. Make your bed!

The next two images show the same bedroom. Without spending a fortune, plain white bed linen and a grey throw makes the room look far more appealing, bigger, brighter and frankly, less slept in!

 
               
 
Buyers want to imagine a clean, fresh bedroom they can move into…not one that you sleep in. Get rid of patterned bed spreads and bring in clean, crisp white ones. Never have your bedrooms shot without bed linen on the beds or, even worse, without a bed in them at all!

Want to go that step further? With just a few more accessorising touches and a colour-coordinated throw, cushion and wall-art, you’ve got that hotel room look and the chance to make the ultimate first impression.
 


 

4. Everyone NEEDS outside space

This, of course, is especially prevalent now during our summer, but even in December buyers crave it (even though, ironically, they’ll hardly use it. But we all have secret aspirations to BBQ!) It is always hard to value outside space, but it can easily make the difference between a yes and a no. So, make the most of yours! See below two basement patios.
 
               
 
One is a bare, plain, uninspired pile of paving stones; the other is a mini oasis. You’re suddenly out the back of the cupboard into Narnia! This didn’t cost a lot to do; a quick trip to Homebase for a few plants (fake ones are best, you don’t have to water them) and an inexpensive bistro table and chairs. Add some accessories and voila! Your flat could suddenly sell rather than stick.

A cheeky tip, if you can’t jet wash your paving slabs, try sprinkling a few bags of slate on top or buy some astroturf: see image below. Add a BBQ set and suddenly this little space becomes your master photo.
 


 

5. Mirror, mirror on the wall!

If you have a darker home, or frankly even if you don’t, mirrors are the key. Everyone wants a bright property and if you don’t have a lot of natural light then get mirrors up everywhere! This will reflect light into all spaces, even without the lights on. Check out the two basement photos below.
 
               
 
They are both on busy roads and are east-facing, only getting light in the morning briefly. The first flat has nothing on the walls adjacent to the window, the room is dark: the second room has added floor to ceiling mirrors either side of the fireplace, reflecting light from the window. Add this affect to the light wooden floors, light coloured furniture and no bars/blinds on the front window and you get a totally different room. This one sold within 2 weeks; the first one is still on the market!

 

6. Orientation

No, I’m not talking about a field exercise finding flags in woods. I’m talking about which way your property faces. Taking photos and, indeed, showing your property at the right time of day will absolutely assist your chances of selling. West-facing receptions should be shown in the afternoon and photos should be taken when the sun is streaming through the windows.

East-facing rooms stand a better chance of getting a YES when shown/photographed in the morning. Just taking a couple more seconds to plan the time of a photo shoot or viewing could mean the difference between sealing the deal or it being a deal breaker. See a photo below of a lovely west-facing reception specifically taken at 3pm to make the most of that afternoon sun streaming in.
 


 

7. Cheating the shot

A phrase any film buff will be familiar with. The furniture in a room may well look perfect the way you have laid it out in person, but in a photo frame (that all important thumbnail image online) it suddenly looks ridiculous.

Too many estate agent photos are taken with the room just as it is in reality. This results in massive dining tables at the front of the shot or backs of sofas making the room look tiny. Taking the time to either remove that table/armchair/coffee table or place them on another wall or further away from the camera can make an enormous difference to the perception a punter gets online of your property.

Below are two photos of a reception area. The first has been taken by another agent just the way it is in reality. The second, my photo, changes the layout slightly. You can see the size of the room far better; it invites you into the space with a clear wash of wooden floors, rather than saying “no room in the inn” from hello, with backs of sofas.
 
               
 
This didn’t cost much to do at all: cosmetic accessories like rugs, flowers, wall art, cushions and ornaments make such a difference to a thumbnail image on Zoopla or Rightmove, as indeed they do in real life too. A touch of colour on top of a neutral background makes a house a home and buyers will start to imagine themselves living there.
 

BONUS

Oh, and one more for luck: Less is More. Don’t let your agent put 23 photos of your property online from all sorts of weird and wonderful angles, including warped 3D virtual video walk throughs! Use 6-8 high quality photos employing all of the tactics above and you’ll get buyers walking through the door and giving your property a chance. Show them too much and they’ll decide they’ve seen enough of your flat already and not even bother to view.

Thinking of Selling or Renting your Property?

tlc would love to break some more records for you, for a FREE Valuation of your property simply fill in the form below or call us anytime on 020 7370 4000.

Testimonials

The builders have been very quick and competent with the repairs to the leak in my property. They were kind, quick and very very clean. There were four little visits but sometimes just for minutes. Thank you for getting this done.
IDView
The tlc Management team has been putting in a lot of effective work on our property since we first contacted them, and the quality of service has been really excellent in pragmatically tackling a multitude of maintenance works since their engagement. Thank you very much for being such a pleasure to work with.
CCView
Simon is the most incredible Property Manager. He always answers any email or phone enquiry immediately with a solution. Nothing seems too much trouble for him. The times I have met him he is always very courteous and polite. It's very obvious you have an excellent team and I am so grateful for the work that they put in to help me with my flat.
LCView
Toby, you have been a pleasure to deal with and were extremely helpful and positive right from when we instructed you all the way to completion. You have been brilliant, I was so right to put my faith in you. You are indeed a man of his word. Always available, always intelligent to speak to with sound advice that was well informed in a difficult market. 5 stars *****.
JCDView
When I moved to London it was the usual hassle finding a place to live. Through a local connection, I came in touch with tlc, and that was a blessing. They helped me find a perfect flat for a very reasonable price. The staff performed service well above what I had experienced elsewhere.
JAView
We first met the tlc team at a Jazz party they were hosting in one of the garden squares of Earl’s Court. I remember even then feeling impressed by their personal touch and passion for community spirit. The sales team were exceptional; in particular Toby, who we got on with straight away. He was always willing to go above and beyond the usual service and through his hard work got us a quick sale at a good price.
ZHView
The team at tlc are an absolute pleasure to work with. It's really rather refreshing to work with estate agents that actually care about their customers. Thank you, guys.
TBView
tlc changes all perceptions of Estate Agents. A warm and friendly office with charming and helpful staff who are really interested in making the traumatic experience of buying, selling or renting a property as smooth and worry-free as possible. The lengths they go to is so refreshing.
SBView
Toby and all the guys at tlc have been brilliant. Always ready with a friendly smile making what can be very stressful all the more easier.
DMView
I had a brilliant experience with these guys, stress-free, fast and, yes I'm going to say it, caring! Everyone in their office was great but we were lucky enough to get Toby Brown - a really fun character who made the whole process seamless and actually enjoyable! I will definitely use them again!
ARView
Toby Brown and his team are a model of what estate agents and property management agents should aspire to. Exceptionally efficient and caring. Additionally - and uniquely, they give a lot back to the community in the way of regular fundraising activities for local charitable causes.
TRView
tlc have been super professional, a pleasure to deal with they really care about their customers. Thank you for finding me the perfect place.
DMView
Outstanding service... I could not fault it. Samantha Hossack helped me to rent my property, she was extremely polite, professional and obliging, I would recommend them to anyone.
SYView
A big thank you to the tlc lettings team for the wonderful job they did. They found a beautiful apartment to rent for me, I moved in and settled with no problems.
ASView
tlc have provided excellent service over the years we have dealt with them. They have been quick to respond, have found excellent corporate tenants and have achieved better than expected rents in some instances. Would highly recommend.
WGView
Chiara and fellow agents went above and beyond to help me find the perfect flat. They were diligent and personable and answered all my questions and worked with me to make amendments to the tenancy agreement. Cannot thank enough!
KTView
The tlc team always surprises us with their professionalism, enthusiasm and efficiency, whether it is in letting our flat or managing the property. A big thanks to Samantha and Jamie. tlc's contribution to the Earls Court community is outstanding. Keep up the excellent work! W & IH
WHView
We couldn't praise them enough for their professional support. They followed up on everything we needed so we could move into the property as quickly as possible - really good service and got everything right first time - no dramas.
AMView
Excellent estate agents who had really great knowledge of the area. They helped me find exactly what I wanted. All the staff were super friendly and professional and Samantha, in particular, was brilliant. I would recommend them to anyone searching in this area.
FPView
A unique estate agent - they really do believe in the personal touch. Very happy with the service they gave to me.
ANView
Fantastic agency! They were always there to handle everything whenever we had something that needed repairing or changed in the flat. Flat was maintained in great conditions throughout our stay. Jamie was incredibly helpful. Would definitely recommend!
VCView
Our experience with tlc is excellent. The whole team was so efficient, friendly and helpful. They let our property within two weeks after we appointed them as our letting agent. We are exceptionally impressed with Samantha's customer care and patience with our queries and concerns. We would certainly recommend them to any landlords and tenants.
RTView
I had a great experience with ! It wasn't just the very first rental of my life, but I was also alone in a foreign country. Their professionalism and experience helped me facing every issue I could possibly have during my stay. I felt like somebody was taking very good care of me all the time. Moreover, my friends and family were always complimenting me about the beautiful conditions of my apartment: it was modern and very well maintained.
SSView
Having had experience with nearly all the Earls Court Estate Agents in the past decade, my conclusion is if you want service and the peace of mind that you're instructing the right agency, then tlc is the best in Earl's Court SW5, SW10 and surrounding areas. A friendly proactive team who gave advice when and where I needed it.
PTView
I walked into tlc and received immediate attention and was referred to the right person to handle my enquiry. Chiara was spot on meeting my rental needs and followed up the paperwork quickly and efficiently - always with a smile! The post rental service has been fantastic. I recommend popping in or contacting tlc of you are looking for the right property for you in the area
IHView
I had a wonderful experience with tlc. Chiara Thomas was incredibly helpful and went above and beyond to help me secure my dream studio. Chiara stayed engaged throughout the whole process and continued to check in even after the tenancy agreement was signed. tlc handled everything very professionally and I can highly recommend the agency.
MSView
I had an amazing experience with tlc, the way the teams gel well together to provide an exceptional service catered to me was fantastic. The Block Management team in connection with the other agents helped resolve my queries in record time, enabling me to have my entrainment system installed the very next day. Absolutely IMPRESSED!!
JMView
tlc manage my two Earls Court properties brilliantly. Having attempted to manage the properties myself for a few years, I know just how much stress and headache is involved. They have stepped in and saved me on many occasions, quickly, kindly and effectively. I have tried most of the estate agents in the area and tlc give - by far - the best service.
ABView
Really great service from tlc, Chiara was fantastic in helping me find a flat and the whole process went very smoothly. Would definitely recommend.
HLView
tlc were by far the most efficient agency when it came to my property search, helping me move into the perfect flat within a matter of days. Samantha and Chiara were exceptional in guiding me through the process and I can't thank them enough!
HEView
As the official local agents of Earls Court, these guys really do understand the market they serve more than any of the larger names. I've been using them for years renting my flat and they have never failed me in the service and advice they've offered. I couldn't recommend them any more highly.
CCView
Fantastic, friendly and personal service - Popped in off the street by chance to meet Toby since we needed a place to move in quickly and Chiara took us to a targeted list of properties that fitted our needs and then she seamlessly steered us through the whole process from offer to getting the keys...will definitely be back.
MTView
If you are searching for a property to rent in Earls Court then tlc is the Agency you should be heading to. They have been really helpful, concerned & honest throughout my renting process. I will definitely use them in my next search to rent & highly recommend it to anyone who is interested in the SW5 area.
CSView
Would highly recommend tlc. They went above and beyond of what was required of them, providing a very friendly and personable service. Special thanks to Jack Nelson who was always affable and extremely helpful.
NAView
We have used tlc as managing agents for the house we let for over two years now. They have exceeded all expectations and have been absolutely invaluable to us in keeping our tenants happy and our house well maintained. We have dealt with multiple members of the tlc team and have found each to be professional, responsive, proactive and friendly. tlc give us options for how to get things done quickly, economically and above all, in the right way. We feel very fortunate that we know our house is in good hands with them.
RFView
We rented a property from tlc in early February and found them to be exceptional agents. Throughout our tenancy, nothing was ever a problem. They were always responsive and honest. If you're a landlord I wouldn't look anywhere else when listing a property for lease in London. Exceptional!!
CCView
You are a terrific team, thank you
AMView
Dear Amy, I think it's a good time to sincerely thank you very much for your help the last couple of months and excuse me for bothering you this much. I hope you have a nice vacation!!
ASView
Dear Toby, Max and the rest of the tlc team. A huge thank you for selling my apartment! You have been a pleasure to deal with and we have appreciated your honesty. Hope the new owners enjoy the flat.
Best, C.View
Thank you very much indeed for your superb professionalism in letting the company's flat and particularly the speed with which you succeeded. Very grateful
BPView
Thank you so much for your help on this. Both you, Jamie and Amy were a pleasure to deal with and extraordinarily helpful (not something I can say too often with agents!). I hope to work with you again in the future.
CAView
Thank you, Samantha and Jamie. My mind has been put to ease. And let me offer a broader thanks to tlc generally. Your firm has been extremely helpful and responsive to a couple of foreigners trying to find a place to live in London. Thanks for everything
DFView
Hi Toby . . . Thanks - you ran a very efficient and open sales process . . . other agents could learn a lot! Reaffirms the heady heights that the London market has reached... Have a great weekend!
DIView
A little note for the lettings team, thanks for finding suitable tenants for my property so quickly. It is very much appreciated.
Dr. GView
I just wanted to say thank you to Sam and Jamie. You were both so lovely and really went out of your way to look after us. I have felt rather badly treated by some other property agents who made it ever so clear that we are not the client, but the property owner is
EHView
Dear Samantha, Not only you are a gorgeous girl but you are a big star too! Many thanks for all, I ll recommend your office to all the people i know. Many many thanks x
EKView
Hi Toby, I want to thank you for your wonderfully generous hamper which was a lovely gesture- totally unexpected. The flat is great and my children who saw it today like it hugely too. You were so helpful in all the process of my purchase and I am thrilled it has gone through smoothly. I do hope your play production went well and only sorry I couldn't make it. Do let me know of other events you are involved with later. I will be in touch re a doubles some time! With many thanks
GAView
Very many thanks for your always prompt help! A good measure above most of your competitors, by the way.
JPView
I would like to thank you for a job well done. You have impressed me with your enthusiasm and efficiency. Your name will be the first one I mention when my Singapore friends ask me for a London Letting Agent! I look forward to working with you in the future
KWView
Thank you so much for all your help Sam, you have made it an incredibly pleasant experience...I wish you were in charge of my banking too! Kind regards
LWView
Hi Sam, I wanted to thank you very much because you have been lovely not pushy unlike the others and I will definitely keep in touch. Take care
MSView
Toby, I must thank you for all your hard work on this one - without your pro-activity I do not believe we would ever have got to an exchange of contracts given the landlord involved. Kind regards
MVView
Hi Jeanette, Toby: Thanks a lot for your great service, I will definitely recommend you to friends that were to look in this area for the future. Kind regards
NLView
Dear all at tlc, thank you for all your work and for your excellent service. The tenants seem to be very nice
RSView
Hi Jeanette & Toby, now everything is done, I'd like to thank you for your hard work on this sale. Your customer service is outstanding, you had our best interests first at all times, your communication with us was always clear and timely, above all else, you achieved an amazing price for us! I would definitely recommend you to anyone selling (or buying). Head and shoulders above all the other agents we have interacted with. Thanks
SBView
You guys are really underestimated in the business. It's weird sometimes when I'm out with other agents people confess to how good you guys are. They are almost threatened. It's so funny. I think The Prince thinks I'm one of these agents
WRView
Dear Toby & Jeanette, just wanted to express a big thank you from me and my mother. You were great every step of the way, from the initial negotiations, to helping manage our questions and helping out with the tricky moving parts like the freehold acquisition, last week helping us arrange the repair of the broken window and lastly being around promptly with keys on the last day when we completed. This is the third time we have bought via TLC, and the third time we’ve had a good experience
SMView
Toby, Thanks for all your help on finding a flat here in Earl’s Court. Amy was extremely helpful throughout the process and we found her advice invaluable. We just finished our move-in and are getting settled in. Thanks again, and I hope we can catch up sometime soon. Cheers
SCView
Dear all at tlc, thank you for all your work and for your excellent service. The tenants seem to be very nice
RSView
Dear Toby & Jeanette, just wanted to express a big thank you from me and my mother. You were great every step of the way, from the initial negotiations, to helping manage our questions and helping out with the tricky moving parts like the freehold acquisition, last week helping us arrange the repair of the broken window and lastly being around promptly with keys on the last day when we completed. This is the third time we have bought via TLC, and the third time we’ve had a good experience
SMView
Hi Toby . . . Thanks – you ran a very efficient and open sales process . . . other agents could learn a lot! Reaffirms the heady heights that the London market has reached… Have a great weekend!
DIView
Hi Jeanette & Toby, now everything is done, I’d like to thank you for your hard work on this sale. Your customer service is outstanding, you had our best interests first at all times, your communication with us was always clear and timely, above all else, you achieved an amazing price for us! I would definitely recommend you to anyone selling (or buying). Head and shoulders above all the other agents we have interacted with. Thanks
SBView
Hi Jeanette, Toby: Thanks a lot for your great service, I will definitely recommend you to friends that were to look in this area for the future. Kind regards
NLView