While a home and its location might be breathtakingly beautiful, it can often be hard for a potential buyer to visualise living in it without proper staging and furniture.

Property stylist, designer and founder of Exhibit One Sommer Olsen says staging is a powerful and valuable tool in an environment where first impressions are paramount.

“As we’d expect, most buyers begin their property search online. With that being the case, campaign photos and a property’s online presence need to engage prospective buyers before they’ve even stepped through the door.”

But that impression extends well beyond the digital space, and Olsen says it’s instrumental that a house is presented in a way that enables a sense of connection during in person inspections.

“While buyers have the option to view a property virtually, most still prefer to physically view a property as part of their decision-making process.”

With that in mind, where should you start, and what’s the best way to stage a home for sale without breaking the bank?

WHERE DO I BEGIN?

As a first step, Olsen says it’s key you engage with your real estate agent for guidance and referrals.

“They’ll have experience and insight working with various staging companies and will understand your property’s demographic. They can then recommend professional stagers aligned with your specific requirements.”

Once you’ve got recommendations, she says it’s also important to do your own research too.

“This will ensure you make an informed decision. It’s important that you’re confident that the staging company is the right fit for both you and your property.”

HOW DO YOU NAIL THE VIBE?

Finding the right company is critical for the effectiveness and value of professional staging.

“A good staging company will understand your target demographic and dress the property in a way that isn’t polarising and connects with prospective buyers.”

Olsen says the key is to make sure the home is staged for the buyer and not for the vendor to live in.

“They may have some views on how they want the house to look, but it might not necessarily be aligned with the buyer demographic. You do need to find that balance.”

It’s also recommended that any staging is kept neutral so potential buyers can easily imagine themselves living in it.

“You want them to feel excited for the space without the additional personal aspects of the home. So removing family photos and replacing them with accessories and artwork.”

“You don’t want it to be sterile, but you still want it to be inviting so lots of extra details like plants, flower arrangements, lamps and books to make the space really aspirational.”

WHAT ARE THE KEY THINGS TO CONSIDER?

There are a few important details to consider when staging your home. Firstly, one of the most important things is cleanliness and maintenance.

“Declutter and ensure the home is spotless and any necessary repairs are completed.”

Room layout and lighting is equally as important too.

“Ensure furniture layout enhances flow and showcases the room’s functionality and use natural and artificial lighting to make spaces feel bright and open.”

Lastly, don't forget about the outside of your home.

“For any potential buyer, the first impression starts outside the home.”

HOW MUCH WILL IT COST ME?

The overall cost of staging can vary depending on the size and location of the house, the calibre and style of staging, whether it’s full or partial staging, as well as the staging duration.

“But as a ball-park, I would say the cost of professional staging in Auckland would typically range upward from $1,500 for a five-week period.”

To get the most bang for your buck Olsen says there’s greater value in staging for the full campaign period.

“This is because a significant portion of the cost consists of planning, delivery, installation and removal of the staging.”

“Also, the majority of prospective buyers still prefer to physically view a property as part of their decision-making process. There is a risk of disappointing a prospective buyer if they enter an empty house after viewing a beautifully staged home in the photos.”

If budgets are tight there are a few work arounds, including partially staging your home.

“The trick is to focus on key areas, these are typically the dining and living rooms and master bedrooms.”

“It's still really important to have a synergy with the existing furniture in the house too. It will look very odd if you have old furniture in some of the bedrooms, and very modern furniture in the living room and the dining room.”

But Olsen says It’s important not to save money by basing staging decisions on price alone, as some stagers may cost less, but will use lower quality furniture and accessories.

“If the staging isn’t appropriate for your specific property, those ‘savings’ could actually cost you more in the long run by adversely impacting your sales value.”

If staging is only needed for photography, vendors could also consider using AI or virtual staging.

“That offers huge cost-effectiveness, flexibility and the ability to showcase various styles. It also eliminates the need for physical furniture, making the process faster and more convenient.”

CAN STAGING BE THE DIFFERENCE BETWEEN WHETHER YOU SELL OR NOT?

Olsen says it’s possible staging might impact whether you sell or not, but says it will impact the outcome you have, potentially adding hundreds of thousands of dollars to the sale price.

“Some studies have confirmed that a staged home will attract more buyers, sell faster and for a higher sales value than a non-staged property.”

She says all properties can benefit from effective staging, no matter the price point and that staging isn’t just for high-end listings too.”

Olsen believes effective staging transforms a property from a commodity into a home.

“It enables a sense of connection and understanding of room functionality and space. Staging can help smaller properties feel larger and a furnished room can also look larger than an unfurnished room.”

“When you see the look on people's faces when they see their homes staged, a lot of people will say that they wish they’d done it earlier.”