Setting the Price Too High
The most common mistake: Owners overestimate the value of their property due to emotional attachment. A price that is too high deters buyers and leads to the property sitting on the market for months. Every subsequent price reduction signals urgency – and weakens your negotiating position.
Pro Tip:
Have the market value professionally determined – for example, with a free property valuation. A well-founded valuation is based on comparable properties, location, and condition – not on wishful thinking. You should also factor in the broker's commission from the very beginning.
Setting the Price Too Low
Equally problematic: Selling below market value means giving away money. This often happens in private sales without a professional valuation or when there is time pressure.
Pro Tip:
A professional market value analysis protects you from both extremes and provides security in price negotiations. Use a free property valuation for this purpose.
Missing or Incomplete Documents
Buyers and their banks require complete documents for financing approval. Missing documents such as the energy certificate, land register extract, or living area calculation delay the sale and appear unprofessional.
Pro Tip:
Prepare all documents before the first viewing appointment. Our document checklist shows which documents you need – including the energy certificate and the land register extract. A complete document folder signals professionalism and speeds up the process.
Poor Photos and No Professional Exposé
The first impression is crucial: Over 90% of property searches begin online. Dark mobile phone photos, untidy rooms, and a carelessly compiled exposé will cost you potential buyers – and therefore money.
Pro Tip:
Invest in professional photography and a high-quality exposé. The costs are minimal compared to the potential increase in proceeds.
Not Presenting the Property Ready for Sale
Minor defects that you no longer notice in everyday life are immediately apparent to buyers: dripping faucets, peeling paint, unkempt gardens. These details significantly reduce the perceived value.
Pro Tip:
Invest in small repairs and a thorough cleaning before the sale. Home staging can increase the selling price by 5 to 15 percent. Don't forget the ancillary costs incurred during the sale.
Conducting Viewings Yourself
As the owner, you are emotionally attached to your property. This makes it difficult to react objectively to questions and criticism. Furthermore, you often lack the experience to correctly assess and qualify potential buyers.
Pro Tip:
Leave viewings to an experienced real estate agent. They can guide potential buyers professionally, counter objections, and specifically highlight the strengths of your property.
Not Qualifying Buyers
Not every interested party is a serious buyer. Without a credit check and financing confirmation, you risk the sale falling through after weeks – and having to start all over again.
Pro Tip:
Request a financing confirmation from the bank before making a reservation. A good real estate agent will handle the pre-qualification and save you time and disappointment.
Ignoring Tax Pitfalls
The speculation tax on sales within ten years, the three-property limit for commercial property trading, or inheritance tax – anyone who ignores these issues may end up paying thousands of euros unnecessarily in the worst-case scenario.
Pro Tip:
Clarify the tax situation with a tax advisor before the sale – especially for inherited properties or within the speculation period. Also, read our guide on property in case of divorce.
Using Too Few Marketing Channels
Those who list their property on only one portal reach only a fraction of potential buyers. Especially in Augsburg, a mix of online portals, a network, and targeted outreach is crucial.
Pro Tip:
Use all relevant channels: ImmoScout24, Immowelt, social media, Google Ads, and above all, a local buyer network.
Attending the Notary Appointment Unprepared
The purchase agreement is read aloud and notarized by the notary. Anyone who does not review the draft contract in advance risks disadvantageous clauses or overlooks important details such as the handover date, liability exclusions, or payment modalities.
Pro Tip:
Have the draft contract reviewed at least two weeks before the appointment. An experienced real estate agent will accompany you to the notary and look after your interests.
Conclusion: Preparation is the Key to Success
Selling a property is a complex project with many potential pitfalls. The good news is that all the mistakes mentioned are avoidable. Careful planning, a realistic price assessment, and the right partners by your side are the decisive factors for a successful sale.
Want to play it safe? We at NORDHALL Real Estate will guide you through the entire process – from a free valuation to the notary appointment. Contact us for a non-binding initial consultation.
Enes Gülcan
Immobilienexperte & Gründer von Nordhall Immobilien
Ich begleite Eigentümer in Augsburg persönlich beim Verkauf ihrer Immobilie – diskret, strukturiert und mit dem Anspruch, für Sie das bestmögliche Ergebnis zu erzielen.
— Enes Gülcan