From Appraisal to Sold: What to Expect in Today’s Market

Selling a home is always a significant decision, and in today’s market, the journey from appraisal to sold requires more strategy, precision and experience than ever before. With higher interest rates shaping buyer behaviour and greater choice coming onto the market, a well-planned approach is the key to achieving a strong result.

At Nicholls & Co, we guide our clients through every step of the process to ensure they feel informed, confident and in control.

Step 1: The Initial Appraisal – Understanding Your Position

Everything begins with a detailed appraisal. This isn’t just about providing a price range — it’s about understanding:

• Recent comparable sales

• Current buyer demand

• Competing properties on the market

• The unique features that make your home stand out

In today’s conditions, accurate pricing is critical. Buyers are well-researched and cautious, and positioning your property correctly from the start helps generate strong interest and momentum.

Step 2: Preparing Your Home for Market

Presentation plays a major role in attracting buyers and maximising your result.

This may include:

• Professional styling or furniture placement

• Minor maintenance or cosmetic improvements

• Professional photography and videography

Step 3: Choosing the Right Strategy – On-Market or Off-Market

Not every property follows the same path.

Some homes benefit from a full public campaign, creating competition through open homes and broad exposure. Others achieve excellent results through off-market opportunities, where we introduce the property to our qualified database of buyers before launching publicly.

This flexibility allows us to tailor the strategy to suit both the property and the vendor’s goals.

Buyers often make emotional decisions within moments of seeing a property online. Creating that immediate connection can significantly impact both the level of interest and the final sale price.

Step 4: Launch and Buyer Engagement

Once your property is live, the focus shifts to engaging with buyers, conducting inspections and gathering feedback.

This stage is about more than simply showing the home — it’s about:

• Understanding buyer motivations

• Providing feedback to refine the strategy if needed

• Creating competition between interested parties

Clear communication throughout this phase ensures you remain fully informed on how your campaign is progressing.

Step 5: Negotiation – Where Experience Matters Most

When offers are presented, strong negotiation skills can make a meaningful difference to the final outcome.

In the current market, buyers are more measured, but well-presented and well-positioned homes continue to attract excellent interest. Our role is to ensure every opportunity is maximised and that you achieve the best possible terms — not just the best price.

Step 6: From Sold to Settlement

Once a sale is agreed, we continue to manage the process through to settlement, working closely with solicitors, buyers and all parties involved to ensure a smooth transition.

Our goal is to make the entire experience seamless and stress-free.

Strategy Makes the Difference

While market conditions evolve, one thing remains constant: thoughtful preparation, strategic marketing and experienced negotiation deliver results.

If you’re considering selling in 2026 — whether in the coming months or simply exploring your options — an early conversation can help you understand your position and plan your next move with confidence.

We’re always here to help when the time is right.