How to Sell Your House in 2025: The Do’s and Don’ts

There’s no shortage of listings this year. Alex shared that the North Shore alone hit over 2,000 active listings, and this pattern is playing out across many Auckland suburbs.

That doesn’t mean selling is easy. “It’s still tough to be a buyer,” Alex said. “People are overwhelmed. They’re asking, ‘How do we know what a good home is?’”

Alex explained that many buyers assume something is wrong with a home if it doesn’t sell at auction, when in reality it may be perfectly fine—and sell within days afterwards in a multi-offer.

Alex clarified that a true buyer’s agent works exclusively for the buyer. They’re not paid by the vendor or agency. That means their job is to help buyers find quality homes, pay a fair (or better) price, and negotiate well—especially at auction.

“A lot of people are time-poor,” she said. “They’re smart, successful in their careers, but don’t know the property market. That’s where we come in.”

Alex, a trained auctioneer, offered a few insights into how auctions really work:

• Avoid round numbers. Bidding $1,362,000 instead of $1,350,000 shows confidence.

• Don’t talk to your partner mid-auction. It’s a clear signal you’re out of money.

• Stick to your strategy. Know your actual max—and be honest with yourself about it.

• Don’t match bids. Plan your next move instead of reacting to others.

“Auctions bring out all kinds of emotions,” she said. “People overpay—or hold back and regret it. Having a plan helps you stay in control.”

With high stock levels and cautious buyers, sellers need to do more to stand out. Alex shared her top tips:

1. Make sure your property is compliant

Understand your title, LIM, and consented works. Buyers will run at the first sign of a dodgy deck or non-consented bathroom. “Selling your house is like a first date,” Alex said. “You want everything clean, tidy and ready to impress.”

2. Get your own building inspection

It’s better to know up front if something will come up during a buyer’s due diligence. “Forewarned is forearmed,” she said. Most buyers will get their own reports anyway—and if theirs picks up something before you do, it can derail the deal.

3. Be upfront with agents

Agents can only work with the info you give them. “Vendors often don’t know what’s compliant and what’s not,” Alex said. “But buyers will notice, and the agent will have to disclose it.”

Not every reno is worth it. According to Alex, one of the biggest mistakes sellers make is sinking money into upgrades that don’t move the needle—especially pools.

“They’re expensive to install, expensive to run, and not everyone wants one,” she said. “People think they’ll add value, but most buyers would rather do it themselves if they really want it.”

Instead, focus on what buyers actually want—like clean, functional interiors, and homes that are structurally sound and well-located.

• Buyers have lots of choice, but that’s causing hesitation—not urgency.

• Compliant, well-prepared homes stand out. Unconsented work is a dealbreaker.

• Get your own building report before selling—don’t wait for surprises.

• Don’t waste money on a pool. Prioritise function over flair.

• Auctions are emotional—having a bidding strategy can give you the edge.

• Professional help matters. A buyer’s agent or trusted adviser can make all the difference in today’s market.

Thinking about selling—or buying—in 2025? Make sure you’ve got a clear plan and the right experts in your corner. For help structuring your lending, understanding your investment options, or preparing your finances, chat to the team at Lighthouse mortgages today.

Learn more about Martelli & Co Buyers Agents

If you’d like to learn more, check out these other episodes below.