What Sellers Don’t Need to Spend Money On

And One Upgrade That May Actually Be Worth It

When preparing a property for sale, many homeowners assume they need to spend heavily to maximise value. While presentation absolutely matters, not every improvement delivers a return. In fact, some well-intentioned efforts can have the opposite effect.

Over the years, there are a few things I regularly advise sellers not to spend money on, and one area I believe deserves more attention.

Strong scents: less is more

Strong scents in a home during a viewing can be surprisingly counterproductive. Sellers often light candles or use diffusers with good intentions, hoping to create warmth or freshness, but heavily scented spaces can actually distract buyers and sometimes raise suspicion.

When people walk into a property, they want to experience the home itself. Buyers are subconsciously assessing space, light, cleanliness, ventilation and atmosphere. Strong fragrances interrupt that process. Instead of noticing the bright sitting room or beautiful kitchen, viewers may focus on the scent itself — especially if it feels artificial or overpowering.

There is also a psychological element. Candles, plug-ins or oils can make buyers wonder whether a smell is being hidden — dampness, pets, smoke or poor ventilation. Even if there is absolutely no issue, the perception alone can create doubt, and doubt is something every seller wants to avoid.

Scent is also highly personal. What one person finds comforting, another may find unpleasant or even headache-inducing. Some buyers may have allergies or sensitivities too.

From an estate agent’s perspective, the best-presented homes tend to smell neutral and naturally fresh. Simple measures work best: open windows beforehand, empty bins, avoid strong cooking smells and ensure fabrics and rooms are aired properly. Fresh air and cleanliness create confidence.

Too many flooring styles and paint colours

Another common mistake is overcomplicating the visual flow of a home with too many flooring types and too many paint colours.

Individually, each decision may have made sense at the time, but collectively they can make a property feel disjointed and smaller than it really is.

Consistency plays a huge role in how buyers experience a home. When flooring changes from room to room — tile to laminate to dark timber to patterned vinyl — the eye is constantly interrupted. Rather than feeling calm and cohesive, the property can start to feel busy and fragmented.

Buyers also begin mentally calculating the cost and inconvenience of replacing mismatched flooring, even if the materials themselves are perfectly functional.

Paint colours can have a similar effect. Bold feature walls, multiple colour schemes and heavily personalised décor often distract from the property itself. Buyers need to imagine their own furniture, style and lifestyle in the space, and very strong colours can make that more difficult.

Neutral does not have to mean bland. Softer, consistent tones photograph better, reflect light more effectively and create a greater sense of space and flow. Homes with a cohesive palette often appear more modern, better maintained and easier to move into — exactly what buyers are looking for.

The aim is not to erase personality entirely; it is simply to create a backdrop broad enough for buyers to picture their own lives unfolding there.

One area I do encourage sellers to invest in: BER improvements

One area I usually advise clients to consider investing in is improving their BER rating.

Upgrades such as installing a stove in an open fireplace, upgrading windows and doors, or adding insulation throughout the property can contribute significantly to a stronger BER score.

Unfortunately, many sellers choose not to act on this advice because properties are currently selling quite easily. In many cases, homes are attracting multiple bids without requiring much additional effort. The ongoing shortage of housing inventory is a major factor behind this.

As a result, many purchasers are left budgeting for these upgrades after the sale closes.

However, this is one area that may become increasingly important in the future. If and when inventory levels begin to shift, buyers may become more selective. Energy efficiency could move from being a “nice extra” to a key deciding factor.

While not every improvement is worth the expense, making thoughtful choices about where to spend — and where not to — can make a meaningful difference when bringing a property to market.

Sometimes the smartest investment is simply allowing buyers to see the home clearly for what it is.

Here’s a short & simple list of the MOST IMPORTANT things you can do when selling:

1. Clean EVERYTHING
2. Declutter and organise
3. Weed your garden, trim your hedges & cut your grass
4. Paint any high-traffic areas that look tired, worn or dirty.