Preparing Your Property for a Summer Sale: A 2026 Checklist

Alpha Real Property Group
Dec 26, 2025
6 min read

As we head into summer 2026, Australia's property market is showing remarkable resilience despite affordability challenges. With the total value of residential dwellings reaching $11,928.2 billion and the mean price rising to $1,045,400 in September 2025, homeowners looking to sell need every advantage. While December and January traditionally see slower activity, strategic preparation can position your summer property sale for success when buyer activity surges in mid-January and February.

Understanding the Summer Property Sale Landscape in 2026

The Australian property market entering 2026 presents unique opportunities for sellers. National dwelling values closed 2025 at least 8% higher, demonstrating strong momentum despite cost-of-living pressures. According to market forecasts, home prices are expected to rise by 4.0% in 2026, creating a seller-friendly environment.

"Summer property sales require a different mindset," says Paul Virdi, Director of Alpha Real Property Group. "While many sellers wait for autumn, those who prepare properly over summer can capture motivated buyers before the February rush. The key is presenting a property that stands out both online and during inspections when competition is lower."

Below-average new listings have been keeping demand strong and competition high through late spring and into summer, with auction clearance rates hovering near 70%. This presents an opportunity for well-prepared properties to command premium prices.

Pre-Marketing Preparation: The Foundation of Your Summer Property Sale

Complete Essential Repairs and Maintenance

First impressions are critical in property sales. Buyers notice neglected maintenance, and it can significantly impact their offer price. Begin with these essential tasks:

Exterior priorities: Repair cracked render, replace damaged roof tiles, clean gutters, fix leaking taps, and address any visible structural issues. Australian summers are harsh, so ensure air conditioning units are serviced and functioning optimally.
Interior essentials: Patch holes in walls, fix squeaky doors, repair leaking toilets, replace worn carpet or have it professionally cleaned, and ensure all lighting fixtures work properly.

Budget approximately 2-3% of your property's value for pre-sale maintenance. For a property valued at $1,000,000, that's $20,000-$30,000, but the return can be substantial when compared to price reductions from buyer concerns.

Invest in Professional Property Staging

The data on staging returns is compelling. 82% of buyers' agents said staging a home made it easier for clients to picture the property as their future home, and professionally staged homes spent 33–50% less time on the market.

Australian research supports these figures. Staged homes can boost home sale value by an average of 12%, with 85% of staged homes selling for more than the asking price. Early data from Australian company Jim's Building Inspections shows 98% of their staged properties sold.

Home staging costs typically range between 1% and 3% of the home's asking price. For a $1,000,000 property, expect to invest $10,000-$30,000 for a full staging package. However, staged homes photograph better and stand out on real estate platforms, as more than 95% of buyers start their home search online.

Focus staging efforts on the most impactful rooms: living room, kitchen, and master bedroom. These spaces create the strongest emotional connection with buyers.

Maximising Curb Appeal for Summer Property Sales

Summer showcases outdoor spaces beautifully, making curb appeal paramount. Buyers form opinions within 7-10 seconds of arriving, so your property's exterior must captivate immediately.

Garden and landscaping: Trim overgrown hedges, mow lawns weekly, add colourful native plants that thrive in summer heat, mulch garden beds to retain moisture, and remove dead plants or brown patches. Australian summers can be unforgiving, so choose drought-resistant plants like kangaroo paw, bottlebrush, or grevillea.
Outdoor entertaining areas: Clean and seal decking, pressure-wash paving and driveways, ensure pool equipment functions perfectly and water is crystal clear, clean outdoor furniture or hire attractive pieces, and add shade solutions like umbrellas or sail cloths. Daylight savings allows for mid-week evening inspections, giving buyers more time to appreciate outdoor entertaining features.
Front facade improvements: Repaint the front door in a contemporary colour, update house numbers and mailbox, clean windows inside and out, and ensure external lighting works for evening inspections.

Invest $3,000-$7,000 in professional landscaping for optimal results. This typically returns 100-200% at sale.

Creating Irresistible Photography and Online Presence

In 2025, more than 95% of buyers start their home search online, making professional photography non-negotiable. Budget $800-$1,500 for a comprehensive photo shoot including:

Professional photography package: High-resolution images of all rooms in ideal lighting conditions, twilight shots showcasing exterior illumination, aerial drone footage highlighting property position and surrounding amenities, and virtual tour or 3D walkthrough.
Schedule photography for morning hours (8-10am) when natural light is optimal, or late afternoon for stunning twilight shots. Ensure the property is immaculately presented—photographers should arrive to a show-home standard property.

Timing Your Summer Property Sale Strategically

Understanding market timing can significantly impact your sale outcome. While selling in December has always been frowned upon as peak summer holiday season with people distracted, strategic timing within the summer period matters.

Early December (1-15): List before the Christmas rush. Some market activity may see an uptick in December before the school holiday starts, capturing buyers wanting to settle before year-end.
Late December to mid-January: Reduced competition from other sellers. Properties advertised during Christmas and New Year aren't there by accident—those sellers are motivated and buyers who stay active often secure properties below the original asking price.
Mid-January onwards: Market activity accelerates rapidly. Enquiry volumes typically spike between mid-January and early February as Australians return from holidays. Listing over summer or launching a pre-market campaign allows vendors to position themselves ahead of competition and beat an influx of listings that typically arrives in late February or March.

Leveraging Government Schemes and Market Conditions

The expanded Australian Government 5% Deposit Scheme, which came into effect on 1 October 2025, has triggered a surge in first-home-buyer activity. This increases your potential buyer pool significantly.

The ability for buyers to enter the market with a 5% deposit without paying LMI has unlocked participation from buyers previously sitting out, contributing to tight conditions. Position your property to appeal to this demographic by highlighting low-maintenance features, modern amenities, and move-in readiness.

Final Pre-Inspection Checklist for Your Summer Property Sale

One week before your first inspection:

Deep clean every surface: Hire professional cleaners for carpets, windows, and hard-to-reach areas. Ensure no visible dust, grime, or stains anywhere.
Neutralise and depersonalise: Remove personal photographs, religious items, and quirky décor. Create a blank canvas allowing buyers to envision their own lives.
Control temperature: Run air conditioning 30 minutes before inspections to create comfortable environments. Summer heat can be uncomfortable and distracting.
Eliminate odours: Open windows for fresh air circulation, remove pet odours with enzymatic cleaners, avoid cooking strong-smelling foods before inspections, and add subtle fresh scents with flowers or reed diffusers (never strong artificial fragrances).
Create ambiance: Open all curtains and blinds for maximum natural light, turn on all lights even during daytime, play subtle background music, and set the dining table or add fresh fruit bowls for lifestyle imagery.

Navigating Negotiations in the 2026 Market

With population growth slowing from a peak of 662,000 to 423,000 over the year to March, with Government forecasts implying a fall to around 365,000 in 2025-26, understanding negotiation dynamics is crucial.
Price your property competitively from the outset. Overpriced listings languish, while well-priced properties generate competition. Work with your agent to analyse recent comparable sales, adjusting for market conditions and property-specific features.
Be prepared for buyer due diligence requests. Provide building and pest inspection reports proactively—this builds trust and accelerates transactions. Maintain flexibility on settlement terms where possible, as this can be the difference between securing and losing a buyer.

Conclusion: Your Roadmap to Summer Property Sale Success

Preparing your property for a summer 2026 sale requires strategic planning, financial investment, and attention to detail. With market conditions remaining strong despite affordability pressures and supply remaining 18% below the five-year average, properly presented properties will command premium prices.

The total investment in preparing a property for sale typically ranges from $15,000-$60,000 depending on property size and required work, but the returns justify this expenditure.

Begin preparations now, and work with experienced local agents; summer property sales can be extraordinarily successful for sellers who approach them strategically.

For personalised guidance on preparing your property for a summer sale in 2026, connect with Alpha Real Property Group. Our team understands the nuances of the Australian property market and can help you maximise your sale outcome.