5 Reasons Why Buying Property in Koh Samui, Thailand Might Be Easier Than You Thought

We’ve all fantasised about it before; living on a tropical Island. Perhaps it was when you were sat on the bus on your way to work, squashed between a tired nurse and an arrogant teenager; picturing your very own slice of paradise in your minds’ eye. Then as the bus comes to a sudden stop, you’re snapped back into reality and sink further into your bad mood because you convince yourself that it is something that will simply never happen.And why shouldn’t it happen for you? Why should you not be allowed to live on a luscious tropical island? As it turns out, there are ways in which you can make this happen, if that’s your wish. The question is though, where?Well, how does the heart of South-East Asia sound? More specifically, Koh Samui, in Thailand. Of course, you’ll have to work incredibly hard for it, save as much money as you can and focus on a career that can be continued in Asia (or a retirement plan); though that’s not to say its impossible.In this article I am going to list a few reasons why moving to and buying property on Koh Samui is well within the realms of possibility. If moving to an Island is what you’ve always dreamed of, then why not? After-all, we are the architects of our own reality, right?1 – Because You CanIt really is as simple as that: because you can. Yes, there are complications and a number of laws in place that make it quite difficult, though it’s not impossible. The problem is that there are always horror stories and rumours that float around, shattering everyone’s dreams. Yes, you can buy property in Thailand – no, it’s not impossible.


The only thing is that you have to do your research and know your rights. That being said; there are plenty of experienced legal aids in Thailand who will be able to guide you through every step of the process, including a wealth of Real Estate Agencies who will put your needs and desires first so as to ensure the smoothest transaction.It is worth putting in the extra effort, believe me. Read on and we will explore some of the things that make Koh Samui so special!Thailand is one of the most popular tourist destinations in the World, and expatriates from all over the World have long been flocking to its shores to start a new life. In the same breath; Koh Samui is one of the larger islands and has grown in popularity over recent years, thus contributing towards it booming economy and real estate industry – do you want to be a part of that? Because you can.2 – Because Koh Samui is MagnificentKoh Samui isn’t one of Thailand’s most popular tourist destinations by accident. It has gained such a reputation because of its unparalleled beauty. Koh Samui is truly one of the most beautiful locations in the entire World, rich with a cultural tapestry that will rend you awe-struck and inspired.The local Thai community are wonderful and accommodating too, welcoming all who flock to their shores with bright smiles and open arms.From the hustle of Chaweng Beach, to the tranquility of the Lamai side of the Island; Koh Samui has something to offer everyone. The island boasts a wealth of magnificent landmarks and activities, including the Ang Thong National Marine Park, Bophut’s Fisherman Village, the Secret Buddha Garden and the World-Famous Scuba Diving that Samui’s neighboring island, Koh Tao has to offer.3 – Because the Weather Doesn’t SuckWho doesn’t want to walk around in a vest and flip-flops all of the time? Some people (crazy people) like the cold, I for one could not think of anything worse. In Koh Samui you can enjoy the benefits of living in one of the most wonderful climates in the World.Sure, you’ll have to weather the occasional tropical storm during the rainy seasons, though even they come with their own unique set of charms. Yes, the power of mother nature can be rather intimidating, but there is something inexplicably remarkable about sitting on your balcony and watching as the storms rage and the skies light up in a grand display of electric artistry.4 – Because the Food in Thailand is far SuperiorOK, so this point may be a little biased and of course there are many who will disagree. But for the most part, anyone with great taste will know and understand that the Thai’s truly know how to eat! If you want to get away from the Fish and Chips and the Microwave Ready meals, then look no further than Thailand. They are known the World over as having some of the most magnificent food in the World.


But don’t worry, for those of you who aren’t too adventurous with their food, you will still have access to all of the western cuisine that your hearts desire. With plenty of local supermarkets selling everything you could possibly want for a slice of home.5 – Because the Properties are Worth Every PennyIt’s no secret that money goes much further in Thailand. For what you would spend on a 2-bedroom terraced house in elsewhere, you could instead buy a villa with your very own private swimming pool! The Real Estate industry in Thailand is booming and there is a wealth of quality and experienced Real Estate Agents in the market who will be able to help you find your dream home without straying over your budget.In fact, even if you were to simply rent a property in Thailand, (which is entirely viable) to compare – rent prices in the United Kingdom are 96.83% higher. In a nutshell, your money will go much further and you’ll be able to live a much better quality of life. Stop dreaming and make it your reality.

The Family – The People of the Astrological Houses

The most important thing that we do in our experience is to relate with one another. To not be able to relate successfully makes life very difficult for many. I have done thousands and thousands of sky maps for thousands of people over my long years of being a professional astrologer. Probably the single thing that was most important to the person being read was relationships of all varieties. At the end of life, relationships or the lack of them were what was valued most, regretted most and controlled the end of life circumstance the most. At the core of relationship issues are the initial and primary relationships we form with our early family. Here is where our values are established and developed to become the basis for the relationships we build for ourselves in our future. As we mature, we form our own individual family circles plus a myriad of other relationships into which we enter. Family is where we begin our journey to understand and develop all relationships.

In previous articles I have written about the parental axis, the 4th/10th houses of any sky map, as well as the individual maternal and paternal roles. However, the family is not just our parents or lack of them. Each of us has a long, rich history within our family, good guys and bad guys. There is a genetic heritage. Yes we can see the physical characteristics that are handed down through the gene pool. But there is far more than what we inherit from our families on other levels. I am exploring this family astrological heritage step by step through a series of articles.

Any sky map is constructed with the earth (on which we all exist) in the center and the cosmic energy pattern existing around that central core. If we were on the Moon, sky maps would be constructed with the Moon in the center. On Mars, Mars would be in the center, etc. The wheel shape is called “the chart” and the divisions are called “houses.” There are 12 divisions of the houses just as there are 12 sign divisions for the zodiac. The signs show mannerisms, expressions and are descriptive in nature. The houses illustrate 12 compartments or arenas of physical experience. Each of those twelve houses therefore must contain numerous issues and also the people in your life. The whole of the wheel maps the whole of your life, every single thing. The trick is to learn to read that sky map successfully, which can be more involved than it seems. Our focus for this article will be on the people represented by the houses, particularly the members of your family.

Houses General house information will help us reach the point where we can see the validity of the people representations. Remember that the 12 houses begin with the ascendant and are listed counter-clockwise from that point around the wheel. Psychologist Carl Jung divided human expression into four categories: intuition, emotion, sensation, and thought. In brief:

· The left half of the wheel (rising planets) represents the development or the interests of self.

· The right half of the wheel (setting planets) represents involvement with others or the interests of others.

· The bottom half of the wheel represents the time from dusk to dawn, the introspective, internalized, reflective self.

· The top half of the wheel represents the time from dawn to dusk, the externalized, participatory, extroverted self.

· The four angles of the house wheel represent the point of beginning for each of the four quadrants of the chart.

· The general activity of all four chart quadrants are in this order from the Yung perspective: intuition, emotion, sensation, thought.

· The ascendant is the angle that begins the personal, subjective first three houses of intuition (1, 2, 3).

· The IC or 4th cusp is the angle that begins the subjective, other involved next three houses of emotion (4, 5, 6).

· The descendant is the angle that begins the external, other involved three houses of sensation (7, 8,9).

· The midheaven is the angle that begins the external, self-interest three houses of thought (10, 11, 12).

These few sentences describe the hemisphere and quadrature influence of houses. In addition,

· The angular house for each quadrant is dynamic active, visible, directly related to the individual.

· The succeedent house follows the angular house in each quadrant (succeeds the angle) and represents establishing, building, formalization of that quadrant’s issues.

· The cadent house follows the succeedent house and represents adaptation and promotion.

· In brief, the angular house activates, the succeedent house formalizes, the cadent house promotes the issues of a quadrant.

· The round of the three types of houses begins again at the next angle.

There is one more explanation of the cadent house that will help you understand its role better. Adaptation is the key word here because the dynamic influence of the angle is followed by the establishment influence of the succeedent house, which is a logical sequence for experience. However, it would be difficult to move from building brick by brick (establishment) to the dynamic activity of an angle because form would tend to resist the initiation of something new. The cadent houses bridge this gap between the establishing principal of one grouping of three houses (quadrature). and the dynamic principal at the beginning of the next grouping of three houses (quadrature). Using this rationale:

· The 3rd house bridges (adapts) the subjective self-aware first quadrant as it encounters the subjective awareness of others or emotional quadrant initiated by the 4th house. Intuition gives way to emotion.

· The 6th house bridges (adapts) the subjective awareness of others quadrant as it encounters the objective awareness of others or sensation quadrant initiated by the 7th house. Emotion gives way to sensation.

· The 9th house bridges (adapts) the objective awareness of others quadrant as it encounters the objective awareness of self or thought quadrant initiated by the 10th house. Sensation gives way to thought.

· The 12th house bridges (adapts) the objective awareness of self quadrant as it encounters the subjective awareness of self or intuition quadrant initiated by the 1st house. Thought gives way to intuition.

· The cadent houses are therefore key to understanding the point of flux, adaptation, bridging within the chart and are definitely more important than surface reading would indicate.

If you will add this information on the houses with what you already know about the houses, this material should add a layer to your understanding. Read slowly and re-read as necessary.

People of the Houses Who are the people represented by the houses? Everyone in your life is in that wheel somewhere. We will begin with the four angles and the technique we will use is the derivative house system or what I call “wheeling the houses.”

Self Many are aware that the cusp of the first house is called the ascendant and represents the physical presence of the person or entity represented by that sky map. Much of the descriptive reading about a person comes from that cusp and that house as well as that person’s personal projection, response to its environment and coping skills. This is how the world sees us, through the filter of the sign on the ascendant and the planets in the first house. In brief, the first house and its cusp represents the most personal point of the physical self, the “me” point of the wheel.

Partner Diametrically opposed to the ascendant is the descendant or 7th house. This is the point of the chart that is farthest from the point of self and may be described as the not self or the shadow self. This point represents the qualities we do not want to embrace and that we project onto another (partner). It is interesting that this represents the point of committed or contractual partnerships whether those relationships are personal (such as marriage) or business (such as partnership). Our committed partner is supposed to represent all the things we do not choose to express. What action do we do at this cusp? We commit to a person, walk into a house, lock the door behind us and attempt collectively to turn the house into a home. The way to a successful conclusion is to learn from that partner and embrace our own lesson. That way we can be with a person because we choose to, not because we must go to school with them as teacher.

Parents The 4th/10th axis (cusps) represents our parents (or lack of them), the parental roles themselves. I want to back up for a moment and mention that this pair of houses is called the security axis and represents our internal and our external security needs. Our parents are supposed to fulfill that role or to at least prepare us for that role. There is a great deal of controversy as to which parent belongs in which of the two houses. I did cover that concept in three previous articles so I will not repeat that information here. Briefly, the 4th house parent’s job is to offer internal, subjective security, also known as the family. The 10th house parent’s job is to offer or prepare us for external, objective security, also known as making our way in the world successfully. Some people get lucky and the parents fulfill their roles well. Some people are not so lucky because dysfunction exists which can cause the individual lifelong problems. Not every parent is equipped for the role they have chosen. Some people take the lemons they received from their particular spin of the parental wheel and they make lemonade. I encourage that.

So far we have ourselves (ascendant), our partner (descendant), our parents (both, either, or). What about all the other people that comprise our families? Where can they be found in the wheel?

Grandparents The parents have been shown to be the 4th (and its axis partner 10th) from the 1st house of self. Where are the parents of your parents? They must be located in the 4th house from your parent cusp. You always count starting with the house you are questioning, such as the 4th house parent. Put your finger on that house counting “one” then count forward (counter-clockwise) one house at a time until you reach the 4th house of that 4th parent. That would be the 7th house. The same action would be taken for the 10th house parent but it is unnecessary to repeat the exercise, just look to the axis partner of the 7th or the 1st (you). So your grandparents (you have four) are found on the ascendant/ descendant axis. There are only two houses in this count, so two grandparents belong in one house and two belong in the other. It will take a little work on your part to sort this out, but this is where you go to find the answers.

You will probably have genetic hand-me-downs from your grandparents. Two will have great similarities to you, those who are represented by the 1st house and ascendant. Two will seem less related as they occupy your 7th house of not-self. That probably is part of the generation gap. Physical and non-physical characteristics from those grandparents will evidence in you just as you will pass on certain characteristics to your grandchildren. My deceased father’s contribution to my kids and my grandkids is a specific sense of humor. My mother’s love for dancing and music has shown up as well in my kids and my grandkids as has my paternal grandmother’s beautiful singing voice. My parents and their parents are alive and well in the genetic contribution they gave us all within our family. Thank you for the gifts.

Partner’s parents and grandparents What if you marry? The 7th house will describe your partner and your marriage. It should tell you what and who you are looking for, what you want someone else to do in place of you, and what you are not comfortable with within yourself. At times you are grateful. At other times you will fight the process (and the person). That partner has parents and so those parents will be the 4th from the 7th (and its partner) and we are again back to the 4th/10th axis in the chart. Hmmm. So far we are getting a large number of people in very few houses. Perhaps that will help explain why astrologers concentrate on the angular houses. Hang in there, we will move outside the 4th/10th axis shortly. Your spouse has grandparents (4) as well and they will be shown by the 4th of the parent or the ascendant/descendent axis. Getting crowded isn’t it? Again, this can take some effort but this is where you begin.

Multiple Partnerships All committed relationships are a 7th house issue. It illustrates what you are seeking in a partner because you are avoiding it as yourself. What if you have more than one marriage or partnership? To differentiate, skip the 8th house and go to the 9th house. 7th/9th illustrate your second committed relationship. Skip the 10th and go to the 11th. The 7th/11th is your third committed relationship. More? Busy little beaver aren’t you? Do the same routine: skip/choose. Just skip a house, go to the next one and join it to 7th. This combination should describe each individual person it represents.

Children of all varieties Children are thought to be a 5th house issue. These would be natural children of the body (kids) or the mind (creativity). The oldest child is also described by the 5th. The second child would be the 7th along with the 5th. This 7th house child would be most like your spouse. The third child would be the 9th along with the 5th, and so forth around the chart. If you were to have 5 children, the 5th child would be most like you because that child would be represented by the 5th and the 1st houses. Children of your spouse, adopted children, fostering of children are each represented by your 11th house. Same procedure, maintain the base house but do the skip/choose procedure for each individual. Spouses of your children would be shown by the 7th (partner) of the 5th and additional house influence (child).

One last “child” that may be found in the 5th house could be small pets. Large animals such as horses or elephants are read from the 12th house. We all know people who treat their pets as a child with wraps or costumes, who may eat from your plate, considered a member of the family, be the recipient of lots of baby talk, etc. I am not talking about the ordinary affectionate position of a pet within a family. There should be plenty of emotion and caring for any pet. As you know, some pet owners go beyond even that. With some you may find the 5th house is active or gives a better description of their pet, particularly if there are no natural children or are there are children but they are not available to the person. The pet becomes their child.

Grandchildren A child of your child, your grandchild, is the 5th house from the 5th house or the 9th house for all grandchildren and particularly the first one. Again the skip/choose procedure applies for each additional grandchild The child of your spouse belongs with the 5th from the 7th or the 11th house as its base and skip/choose applies here as well.

Siblings and Partners Do you have siblings? They are a 3rd house issue, all of them. However, we must differentiate for individuality. All siblings and particularly the oldest one are 3rd house. The next in age is the 3rd and the 5th in combination. The next in age is the 3rd and the 7th in combination. Each succeeding sibling would maintain the 3rd and add the next 2nd house skip/choose jump (skip the 8th and go to the 9th). This is how you would look at siblings in general and specific siblings in particular. The partners of your siblings are shown by the house opposite the one chosen for that sibling.

Siblings of Spouse and Their Partners If you were seeking information on the siblings of your spouse, look to the 3rd of the 7th, which is the 9th. This is often referred to as the general in-law house as well. Again the 9th would be all siblings of your spouse particularly the oldest one. Do the same skip count as your own direct siblings, the second oldest sibling of your spouse would be the 9th/11th, and so forth. The partners of your partner’s siblings are showy by the house opposite the one chosen for the siblings of the spouse.

Cousins, Aunts and Uncles of all varieties Cousins fall into the same house arrangement as your siblings (3rd). A spouse’s cousins fall into the same house arrangement as their siblings (9th). Your own aunts and uncles have their basis in the 6th house, same counting arrangement. Your spouse’s aunts and uncles have their basis in the 12th house, same counting arrangement.

In Brief We have looked at the generalities of the houses to establish a reasonable base for understanding our relationships with others, specifically those we consider our family. We then moved on to the relationships we form and how to find them in the wheel. You must start with yourself because you will always be one end of any relationship possibility in your own life. The other end will be one of a number of relatives. In brief:

· siblings and cousins = 3rd house

· parents = 4th/10th houses

· grandparents = 1st/7th houses.

· natural children = 5th house

· foster or adopted children = 11th house

· spouses of your natural children = 11th house

· aunts and uncles = 6th house

· spouse or partner = 7th house

· spouse’s children = 11th house

· grandchildren and in-laws in general = 9th house

· multiples of births or marriage are delineated by the skip/choose house count

. Obviously you will have more and different kinds of relationships as we have explored only the family in this article. Please re-read this article as many times as necessary to clarify. This technique is not the easiest task to do and it will take you a little time to learn. For additional assistance look to articles or information on derivative house systems.

Recommended reading: the three previous articles in this series

  • Where do You Find Mom and Dad in a Chart? The Parental Axis
  • Parents – Who and Where is Mom in a Chart? – The Maternal Issues
  • Parents – Who and Where is Dad in a Chart?

Top 8 Open House Mistakes a Seller Can Make

When you’re ready to sell your house, you will need to get it in its best possible condition, especially in today’s competitive environment. An open house presents an opportunity to showcase the best features of your home and allows the potential buyers to get a feel for the property. If you ‘re a fist time home seller, you may think of the open house as the point at which your Realtor waits until you leave, turns into a magician and with a flick of his/her wrist, completely transforms your home into something out of Bravo’s Million Dollar Listing.

But here is the truth of it

Your real estate agent is not practicing wizardry on the side. And you aren’t completely free of responsibility when it comes to the open house. In fact, although you aren’t present for the open house (and you never, ever should be, if you want to sell the home), there are still quite a few ways that you can mess it up and drive away potential buyers.

These eight things could very negatively impact your chances of having a successful open house-and, potentially, the house sale.

Leaving your pets at home/Open house mistakes

Pets bring a lot of joy into our lives. Nevertheless, they can be a real problem when you’re showing your home. This is true for several reasons. Logistically pets make things difficult because you will have to keep them separate from the potential buyers, who might not like pets and certainly cannot picture themselves living in a house that once housed cats or dogs. This means that you will have to block off areas of your home, a real no-no in an open house. Pets also behave unpredictably. The last thing you want is your pet leaving his/her “mark” on the floor right in front of the viewers or even scaring the potential buyers. Which could also prevent them from viewing rooms and prove to be a distraction overall.

Take your pets to a friend’s for the day when you’re showing your house. You should also do your best to eliminate any signs of pet habitation, including bedding, toys, smells and stains. Selling a house with pets takes extra consideration and care. There are some home buyers who will see any signs of pets as a complete turnoff. This is definitely one of the top open house mistakes you should avoid.

Ignoring your kitchen needs/Open house mistakes

You may be surprised by how many home owners ignore their kitchens when selling their house. Putting the dirty dishes in the sink doesn’t make them invisible. Even if the rest of your house is staged to perfection, a repugnant kitchen will turn off the potential buyers-and that goes for the dishwasher too. The potential buyers will most likely want to investigate the fridge and open the dishwasher during the open house, hence it’s vital that you prepare your home accordingly: Clean and store the dishes, and remove any smelly food from your fridge. You should consider removing any kitchen appliance that can be neatly stored instead of being left on counter tops. The less clutter, the more spacious and inviting your kitchen will feel. If it’s an appliance that is used daily, such as a toaster or coffeepot, be sure to wipe it clean after each use. Open house mistakes made because of the Kitchen not showing well, can kill just about any deal.

You should also ensure that you check out and clean the other rooms in your home, even those that you think the potential buyers will not bother checking out, such as the closets garage or laundry room. Because guess what? They totally will.

You aren’t selling part of your home; you are selling your entire home; hence you should ensure that everything the potential buyers will see during the open house is in showcase condition.

Not hiding your dirty bath towels/Open house mistakes

Keeping the bath towels you have used (and intend to use again) tucked away in a closet benefit’s you two-fold: Not only does it make the bathroom look well staged, but it also keeps them free of germs and dirt from the day’s parade of viewers. Instead, swap in a clean set of decorative hand and bath towels for each open house. You do not want (people) wiping their dirty hands on the bath towels you wipe your body with.

Cleaning solo/Open house mistakes

When you think about how much money a house actually costs, it’s easy to understand why people expect cleanliness in an open house. Surprisingly, not everybody meets the mark when it comes to a clean house. If you have to hire a cleaning service to get the job done, do so.

Professional cleaners will scrub all the hidden spots you may miss (think switch plates and base-boards), they can also help eliminate messes and odors that go back years. Preparing for showings is particularly important when there are potentially a large number of visitors dropping by for a look. Showing dirty, messy homes to potential buyers is by far the greatest mistake most sellers make when holding an open house.

Not getting a second opinion/Open house mistakes

After you have cleaned and staged your house, a blunt tongued neighbor can be a blessing. Over time, you can easily get used to odors and smells that may linger in your home, even after a thorough cleaning. You need a neutral third-party who’ll tell you like it’s, not what you would like to hear. So do not be offended if the third-party tells you that your place stinks- literally or figuratively. You aren’t in a position to be all ego, you are trying to sell your home – and that is what you should focus on to avoid simple open house mistakes.

Not maintaining the yard/Open house mistakes

The front yard is the first thing the guests see, so ensure it is spotless. You want the potential buyers to focus on the curb appeal of your home – not your collection of yard tools. Additionally, objects strewed every which way can also be dangerous. You should also make sure that the grass is trimmed nicely and any bushes or flowers are in good shape. And unless it’s trash day, keep your bins out of sight. Nothing turns potential buyer off faster than a pile of trash and the thought of potential yard work.

Dirty exterior/Open house mistakes

Depending on where you live, the exterior of your house may gather a significant amount of grime as the seasons turn. You might not have noticed it if it occurred gradually, but visitors to the open house are sure to see the mildew and mold on the siding, the dingy windows and the clogged gutters. Like the home’s interior, the exterior should be fresh and clean-looking if you want to impress the potential buyers. Don’t make these simple to fix, open house mistakes.

Photos, religious art, drugs and politics need to go/Open house mistakes

When the potential buyers walk into your home, they should picture their family living in the house, not yours. They do not need to see your family photos or be able to tell your religious or political views as they walk through the house. These are huge open house mistakes.

There is a reason home staggers de-personalize your house. Certainly, they want the buyers to visualize themselves living within its walls-but they also want to remove any ammunition that may be used against you during the negotiating process. One of the places to look is the medicine cabinet, which should be emptied during the open house.

The same goes for family photos and things such as canes and walkers: For instance, if you are elderly, they may consider underbid your price under the assumption that you can no longer be able to take care of your house. Keeping the potential buyers from learning your personal details is not just good staging.

What to Know When Selling a House As an Open Listing Or As a Sole Agency Listing

When you decide on selling a house through a real estate agent you will be faced with the decision to list your house with several real estate agents, this is called an ‘open listing’ or you could list your house as a ‘sole agency’ or ‘exclusive’ listing. The decision you make about which option you’ll choose will have quite a large impact on the entire sales and marketing program when selling a house.

In this article we’ll explain what is involved with listing a house as an open listing as well as a sole agency listing and we’ll explain the pros and cons of selling a house using both methods. The method you choose could affect the final selling price of your house and the time that your house is on the market for, this is why it is essential that you firstly have the right information in order to make a decision and then assess which method will work best for your house and your personal situation.

Selling a House as an Open Listing:
An open listing gets its name from the fact that when you list your house for sale as an open listing you ‘open’ the listing up to multiple real estate agents from multiple real estate agencies to allow them to represent your house as the sales agent. With an open listing you’re not tied into using only one real estate agent for a set period of time as you would under a sole agency listing.

Each real estate agent will have their own database or contact list of buyers that are looking for specific types of houses and if your house matches the requirements of one of their existing prospects, it could result in a sale. It’s only natural that the more agents that know about your house, the more number of homebuyers that could be inspecting your house. However, open listings will never get the full attention or service from the agents as it would if your house was listed as an exclusive-agency listing.

One important tip here: With an open listing all the agents will want to put up a for sale sign in front of your house so that they can increase their chance of receiving sales enquiries off the sign. Never have more than two For Sale signs (from different agencies) in front of your house. If you have any more than two signs out the front of your property it could appear to be a ‘distressed’ property (one sign is ideal). A ‘distressed’ property is one where the vendor is in desperate need to sell. This could be because the house has been on the market for so long, the price could be too high or there could be something wrong with the property or the area in which it’s situated. Having too many agent signs out the front of your house could make it appear to be a property in distress and this could affect your end selling price and even the buyers first impressions when they drive past your house.

Listing your house as an open listing may also result in having to spend less money in advertising. This is due to the fact that there are a lot of agents that may have buyers already interested in the type of house your offering as well as the fact that you might spread some ads over several different agents over several weeks.

If you do have an open listing and intend to begin an advertising campaign to sell the house, it’s important that you have one ‘lead’ agent for your advertising. Do not place an ad one week with one agency, then run an ad the next week with another agency.

If you place ads with more than one agent it could appear that the house is in distress and that you’re advertising with anyone who will take on your house to sell. Also, buyers will call several different agents about houses advertised and if your house is advertised with several agents you will be wasting your money.

Open listings will generally suit properties that are low to mid priced for the area in which they’re situated. This is due to the fact that more expensive houses or more unique houses attract a more discerning buyer, or to put it more simply, a more targeted buyer. And therefore mid-priced to expensive houses are better suited to sole agency listings.

An open listing can work in your favour especially in a boom property market when houses are selling quickly as we’ve seen in the recent property boom in Australia around 2002-2004. When there are few houses for sale, this forces agents to focus more attention on selling what is available and therefore will increase buyer activity on your house. In quieter times, you may need more specialist attention and more targeted advertising in order to attract the right buyer, this is where a sole agency listing applies…

Selling a House as a Sole Agency Listing (a.k.a Exclusive Agency Listing):
With a sole agency or exclusive listing, you have one agent/agency representing your house for sale. Sole agency listings work especially well with mid range to expensive houses due to the fact that the higher the selling price, the less people there are that will be able to afford the house. As a result you’ll need a more targeted advertising program as well as more personalised attention that a sole agent can provide.

Real estate agents will almost always emphasize a sole agency listing to homeowners selling a house as the agent gains exclusive rights to market and sell the house which promotes their name and their agency name, the agent receives a higher commission and they have less competition from other agents.

If other agents have buyers that want to buy your house they cannot approach you with their buyer in an attempt to sell the house. Other agents need to make contact with your sole agent and ask if they will do a ‘conjunction’ on the sale. A conjunction on the sale of a house is where one real estate agent shares the sales commission with another agent at a predetermined percentage, usually 50/50.

With a sole agency listing you’ll have a dedicated advertising program that will be set out from the moment you decide on which agent you choose to represent your house. The agent might start out saying we’ll advertise the house in this way and at this price for three weeks running then we’ll assess the type of buyers we’re attracting and make changes if necessary. Using different headlines, copy and pricing in your ads will attract different buyers.

For example, if a house has a particularly large backyard, you would be best to market the house as a family house provided the rest of the house suited a family ie. Quiet area, spacious house, adequately fenced, away from main roads etc. If the house requires very little maintenance and is near a CBD, you would be better off promoting the house to single people or young couples. You know your house and suburb better than anybody and will be the best person to make this type of decision.

Your advertising will generally promote your open house on a Saturday and this is where you’ll attract the majority of buyers. Open houses can attract good numbers of buyers through your house and this increased activity can do wonders for buyer interest. If you’re having an open house make sure you hide any valuables from sight and put them in a safe, secure place that no one would look for them.

As there is no definite answer on whether you should sell your house as an open or sole agency listing please use the above purely for information purposes to make sure you weigh up your options and decide on the method that best suits you personally, your house and the area where the house is situated.