The structure
- One sentence: what it is and its best feature. "A four-bedroom stone farmhouse with a six-box yard and 8 acres of grazing, two miles from Thirsk."
- Who it suits. "Ideal for a family with horses, or as a smallholding."
- Inside, room by room, briefly, with sizes for the main rooms if you have them.
- Outside. Garden, land, buildings, parking, access.
- The area. Schools, station, shops, hacking, the pub. Distances in miles or minutes.
- The practical facts. Tenure, council tax band, EPC rating, heating, broadband speed, boiler age, roof, any work done and when.
- Why you're selling and the timescale. Honest and brief: "Relocating for work, no onward chain, can complete quickly."
Words that work
Numbers. Acres, square feet, years, minutes, miles. "New boiler 2024." "Roof replaced 2019." "Fibre broadband, 900Mb." Specific facts are believed; adjectives are not.
Words to avoid
"Stunning", "deceptively spacious", "must be seen", "rare opportunity", "boasts". Everyone knows what they mean. Also avoid anything you cannot back up at the viewing.
Be honest about the downsides
"Needs a new kitchen" or "the lane is single track" saves you wasted viewings and builds trust with the buyers who don't mind. The people who do mind would have found out anyway.
This is general information for people in the UK selling or buying privately, not legal or financial advice. Property law differs in Scotland and Northern Ireland; always use a solicitor.
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