By Andy Powers, Director, Martin & Co Solihull
Selling your home is a big decision. It’s often the largest financial transaction you’ll ever make, and in a market as competitive as Solihull, every choice matters. The right approach can help you achieve a quick sale at the best possible price. The wrong approach, however, can lead to wasted time, stress, and even money left on the table.
Solihull has long been a desirable area, thanks to its excellent schools, green spaces, and superb transport links into Birmingham, Coventry, and London. Demand here is consistently strong, but that doesn’t mean sellers are immune to mistakes. Even in buoyant markets, the wrong strategy can result in weeks of silence and painful price reductions.
Drawing on the latest data from Rightmove’s House Price Index and Zoopla’s UK House Price Index, as well as my own experience helping hundreds of local homeowners move, I’ve pulled together the most common pitfalls I see — and, more importantly, how you can avoid them.
Mistake 1: Overpricing your home
The number one mistake I encounter in Solihull is sellers setting their price too high. It’s understandable — every homeowner wants to achieve the best possible return. But setting your asking price above market reality often backfires.
According to the Rightmove House Price Index, properties that are correctly priced from the start typically sell twice as fast as those that require a reduction later. In Solihull, the average asking price in mid-2023 was around £386,000, with detached homes often fetching well over £600,000. But the key is how these prices compare to what has actually sold in your neighbourhood.
Buyers today are data-driven. They’re looking at sold prices on Zoopla, comparing square footage, and checking how long homes have been on the market. If your price feels inflated, they’ll scroll past — and your property becomes “stale”. Once that happens, the only option is usually to cut the price, which often results in achieving less than if you’d priced realistically from day one.
How to avoid it:
- Get at least two or three independent valuations.
- Compare against sold prices for similar homes within the last six months.
- Be prepared to trust local expertise — an experienced Solihull agent will know what buyers are willing to pay right now.
👉 Ready to find out what your home is worth? Book a free, no-obligation valuation here.
Mistake 2: Poor presentation and staging
First impressions matter. Whether online or at a viewing, presentation plays a huge role in whether a buyer can imagine themselves living in your home.
Zoopla’s research shows that listings with professional photographs receive up to 40% more enquiries than those with amateur shots. Yet I still see homes marketed with dimly lit photos, cluttered rooms, or washing left on the radiators. Buyers often can’t see past these distractions.
In Solihull, where many buyers are families or professionals moving from Birmingham, they’re often looking for bright, modern, and well-kept spaces. That doesn’t mean spending a fortune on renovations, but a little effort goes a long way.
How to avoid it:
- Declutter and depersonalise to create a sense of space.
- Neutral tones and a fresh coat of paint can instantly lift a room.
- Don’t forget kerb appeal — tidy gardens and clean front doors really do count.
- Always use professional photography; it’s a small investment with a big return.
Mistake 3: Weak online marketing
In today’s world, your buyer is almost certainly starting their search online. Rightmove and Zoopla dominate the UK property portals, with Rightmove reporting over 150 million visits per month. If your listing isn’t strong, you risk missing out on the perfect buyer.
I often see mistakes like:
- Vague or uninspiring descriptions (“spacious property in good area”).
- Missing floorplans.
- Low-resolution or oddly cropped photos.
These errors suggest a lack of effort, and buyers notice. They may even assume the property has hidden issues.
How to avoid it:
- Work with an agent who invests in strong, well-written listings.
- Make sure your property has a floorplan — buyers want to understand flow and space.
- Use professional copywriting to highlight the lifestyle benefits of your home, not just the bricks and mortar.
At Martin & Co Solihull, we know that marketing isn’t just about features — it’s about storytelling. Done well, it creates an emotional connection and brings more buyers through the door.
Mistake 4: Ignoring repairs and maintenance
One of the easiest ways to put buyers off is to leave visible maintenance issues unresolved. Whether it’s a dripping tap, cracked tiles, or peeling paintwork, buyers mentally add up the cost — often exaggerating it — and adjust their offer down accordingly.
In fact, research shows that homes perceived as “move-in ready” tend to sell more quickly and for closer to the asking price. In Solihull, where many buyers are time-poor professionals, this is especially important. They don’t want a to-do list as soon as they get the keys.
How to avoid it:
- Carry out a pre-sale MOT of your property. Walk through with a fresh set of eyes and fix the obvious snags.
- Pay particular attention to kitchens and bathrooms — buyers focus heavily on these rooms.
- Even simple things like replacing tired lightbulbs and oiling squeaky hinges make a difference.
Mistake 5: Being inflexible with viewings
Another mistake I often see is sellers limiting viewing times to suit their own schedule. While it’s natural to want control, this can dramatically reduce your buyer pool.
Many potential buyers work long hours, and weekends or evenings may be the only time they can view. Restricting availability risks losing serious buyers who could have been the perfect fit.
Zoopla has found that homes with flexible viewing slots often receive offers faster, simply because more people get through the door.
How to avoid it:
- Allow your agent to host viewings, even when you’re not home.
- Be open to evenings and weekends — those slots are often the busiest.
- Consider block viewings to create a sense of competition and urgency.
Mistake 6: Poor choice of estate agent
Not all estate agents are the same. One of the costliest mistakes a seller can make is choosing an agent based solely on who quotes the lowest fee, or who promises the highest valuation.
Low fees can mean corners cut in marketing or service. Inflated valuations can mean months of frustration as the property sits unsold. The end result? Lower final sale prices and a stressful experience.
How to avoid it:
- Research local agents’ track records — how quickly do they sell homes in Solihull?
- Read online reviews for genuine insight into customer experience.
- Ask how they market properties: do they use professional photos, floorplans, social media, and portal advertising?
At Martin & Co Solihull, we pride ourselves on combining national reach with local expertise. It’s not about being the cheapest — it’s about delivering the best results.
Mistake 7: Neglecting the legal process early
One of the most frustrating reasons sales fall through is delays in the legal process. Too many sellers wait until an offer is accepted before instructing a solicitor. By then, weeks can be lost gathering documents and answering basic questions.
In a fast-moving market like Solihull, these delays can cause nervous buyers to walk away.
How to avoid it:
- Instruct your conveyancer as soon as you decide to sell.
- Gather essential documents early: title deeds, ID, guarantees, and planning permissions.
- Be proactive — the faster you respond, the smoother the process will be.
Conclusion
Selling a home in Solihull should be an exciting step, not a stressful one. By avoiding these seven common mistakes, you’ll put yourself in the best position to achieve a smooth sale at the right price.
To recap:
- Price your home correctly from the start.
- Present it at its best.
- Market it professionally.
- Fix the little things.
- Be flexible with viewings.
- Choose your estate agent wisely.
- Get your legal ducks in a row early.
Every property journey is unique, but these principles apply whether you’re selling a flat in Shirley, a family home in Knowle, or a detached property in central Solihull.
As Director of Martin & Co Solihull, I’ve helped hundreds of local sellers move successfully. My advice is simple: don’t go it alone. With the right guidance, you can avoid costly mistakes and move forward with confidence.
👉 If you’re thinking of selling, book your free, no-obligation valuation today.
And if you’re a buyer looking for your next home in Solihull, explore our latest listings — you might just find the perfect fit.
