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8 Tips Selling a Luxury Home

Selling a home is not the easiest of tasks but it also doesn’t have to be as hard as figuring out the rubrics cube!  The level of difficulty does increase though when selling a luxury home.  With the increasing level of difficulty comes an increased level of expertise that is required to sell a luxury home.

Many real estate agents don’t have a clue when it comes to selling luxury homes.  The same can be said for the owners of a luxury home.  It is important that the proper steps are taken to ensure the home is sold in a timely fashion and for a fair, market value price!

Here are several tips for selling luxury homes that are helpful for any real estate agent or homeowner.

Is The Price Right?
Pricing a home correctly, from the beginning, is extremely important whether selling a $100,000 home or a 1.5 million dollar luxury home!  A common real estate pricing mistake that is made is hiring the real estate agent who suggests the highest price and in the luxury home market, this can be a huge mistake.  It’s extremely important that a luxury home is priced competitively or aggressively from the beginning to attract buyers from the beginning.  It is more common for a luxury home to sit on the market for longer than a lower priced home, however, a luxury home does not have to sit on the market if priced properly from the beginning!

To ensure the price is right, an in-depth comparative market analysis, must be completed on a luxury home in order to determine a competitive or aggressive price.  A real estate agent should spend several hours massaging the data, touring other comparable luxury homes currently for sale, and calling other real estate brokers who have recently sold comparable properties to the subject home.  Often times there are homes that are extremely similar to others in certain neighborhoods.  It is rare to find a luxury home that is identical to another, so knowing every amenity a luxury home has is crucial when determining the price!

How Will The Luxury Home Be Marketed?
The price a home enters the market at does a fair amount of the marketing in itself, however, there are other marketing tools that should be used when selling a luxury home.

Print advertising and direct mailing should still be apart of any real estate agents marketing plan/system.  The internet, however, has significantly changed how consumers shop.  This is no different in the real estate industry!  It is extremely important that a real estate agent who is selling a luxury home, is utilizing the internet.  It’s important that a real estate agent has their own website and/or blog and that it is mobile responsive as well.  Many home buyers are shopping on their tablets and mobile devices.

When selling a luxury home, it’s important that a real estate agent uses social media.  Social media is an extremely important marketing tool for real estate agents that can help give their clients maximum exposure!  It is a marketing tool that most real estate agents don’t utilize and/or understand.  Ask yourself, what percentage of people in the market to buy or sell a home have a Facebook Page, Twitter Handle, or Pinterest Account?  95%+?  By not marketing a luxury home for sale on social media, a real estate agent is doing their client a huge disservice!

When selecting a real estate agent to sell a luxury home, it’s critical to know where the luxury home will be marketed, how it will be marketed, and how frequently it will be marketed.  When selling a luxury home, a real estate agent must have a comprehensive marketing plan/system and cannot list a luxury home, wait and hope it sells.  These type of real estate agents are also known as a “post and pray Realtor.”

High Quality Photos and Videos are Important When Selling a Luxury Home

What Will The Quality Of The Photographs/Videos/Virtual Tours Be?
Most have heard the saying, “quality over quantity.”  This relates perfectly to the quality of photographs and videos of a luxury home for sale.  With over 90% of buyers beginning their home search online, it’s critical the photographs and videos of a luxury home are outstanding and nothing but the best!

Every real estate agent will offer to take photos of a home, but it shouldn’t be as easy as just leisurely taking photos.  When selling a luxury home, if the real estate agent is not having a professional photographer take photos of the home, they better have some great equipment.  Top real estate agents who choose to take their own photographs of their luxury home listings must have experience and also high end equipment such as a wide angle lens.  When taking photos of a luxury home a few things that need to be considered are, is the lighting right for the photos, are the amenities being photographed, and is the exquisite location being highlighted.

A picture may be worth a 1,000 words, how much is a video or virtual tour worth?  A billion?  When selling a luxury home, a professionally created video or virtual tour can be the difference of whether or not the luxury home sells.  Most local MLS’s have a limit to the number of photos that can be placed on-line, but allow a location where a video tour or “virtual tour” can be placed.  Many luxury homes are much larger than 25 photos can showcase and also much more glamorous than 25 photos can showcase, so video is a great way to allow potential buyers the ability to “walk-through” the luxury home in the comfort of their present home.

Is It The Right Time To Sell?
When selling a luxury home, timing plays a larger role than when selling non-luxury home.  For instance, if a waterfront luxury home is being sold in Rochester, NY, it’s important to select the correct time of year to sell.  Selling a home in the middle of the cold, blustery winter would not be a good time to showcase the waterfront!  The same can be said for a luxury waterfront home in Jupiter, FL, selling a home during hurricane season may not be the best time to list a luxury home for sale.

Will There Be Any Open Houses?
A very popular question many home owners have for real estate agents is, are you going to have an open house?  There is much debate whether public open houses help sell homes or not.  When it comes to luxury homes, public open houses do not help sell homes.  When it comes to selling a luxury home, public open houses often bring in people just interested in seeing how the “rich and famous” live.  There is absolutely no way to determine whether the people coming through the open house are qualified to purchase the luxury home or not!

While public open houses do not help sell luxury homes, broker open houses can be helpful.  A broker open, which is an open house for local real estate professionals, allows real estate agents who have buyer prospects looking for luxury homes to view possible matches.  A broker open is much more successful if the real estate agents who sell luxury homes locally are able to attend, as they have the greatest probability of having a client for the home!

Are The Location & Lifestyle Being Portrayed Correctly?
Luxury homes are often luxurious because of their location and lifestyle.  If a luxury home is part of a development which includes a clubhouse or yacht club privileges, it is important they are being showcased in the listing information.  This is another reason why utilizing video or virtual tour when selling a luxury home is a great marketing tool as it is a very good way to present a homes location as well as the lifestyle.

When buying a luxury home, the prospective purchasers will often want to know who else is living in the general vicinity of the home.  It’s important to know or find out who else lives in the area and ensure this information is available to real estate agents who are showing the home.

Staging with a Purpose Helps Sell Luxury Homes

Will Any Staging Be Done?
Staging does not sell homes but it certainly can help!  There are many sellers who believe that by hiring a real estate agent who has a staging designation, their home will sell because their home has been staged.  This is wrong.  Obtaining a designation for staging doesn’t necessarily mean they are a great real estate agent.

When selling a luxury home, staging will help maximize price and minimize time on the market.  When staging a luxury home, it is important that the amenities which make the home luxurious are being showcased.  If there is an outdoor BBQ, is it staged so that potential buyers can envision their summertime gatherings?  A luxury home with an over-sized formal dining room should have elegant place settings with fine china at each place setting to help a buyer envision what their fine dining parties may look like.

Can You Be Patient?
One of the biggest things that a seller needs to consider when selling a luxury home, patience is a must!  Selling a luxury home will normally take longer than a non-luxury home.

One major reason that luxury homes take longer to sell than non-luxury homes is the number of possible buyers available to purchase the home.  Face it, there are many buyers who can afford a $150,000 home entering the market on a daily basis.  There aren’t many buyers who can afford a 1.5 million dollar home entering the market on a daily basis.  For this reason alone, it’s important to be patient and understand that if the above tips are being practiced, a buyer will surface!

For example, in Monroe County, New York, there have been a total of 58 sold properties in the +/- of $500,000 price range in the past 12 months versus 891 sold properties in the +/- of $100,000 price range in the past 12 months.  The average days on the market for the $500,000 homes was 73 and the average days on the market for the $100,000 homes was 39.  As the statistics prove, in the Rochester, NY luxury home market there are less buyers in the marketplace than there are in the Rochester, NY non-luxury home market.

10 Quick Facts About Property Investment

1. Leverage enables you to borrow other peoples money;
2. Compounding will let you maximise the benefits of borrowing other peoples money;
3. Historically the longer you hold onto a property the greater the capital appreciation, which is what makes you wealthy in the long-term;
4. Roughly around 10% of Australians own an investment property which is negatively geared;
5. New properties tend to have higher rates of depreciation compared to old properties;
6. Capital city areas continue to have growing populations and increased property demand;
7. Properties have grown by over 14 times since the 1970’s in Australia;
8. The interest component of mortgages on investment properties is tax deductible, which is why many people feel interest only loans are the best option for property investors;
9. Units and Houses have performed very closely over the last years in Australia;
10. Property near public transport tends to be in more demand compared to property far away.

4 Things to Know About Investing in International Real Estate

Real estate is a tricky game – you must become very knowledgeable about your target markets and your competitors in order to become successful. That’s true in North America, as well as anywhere else in the world.

But when you start to branch outside of the U.S. real estate market, that’s when things can really start to get complicated. The rules are different, and mistakes can be costly.

Here are a few things you need to know if you’re considering investing in international real estate.

You Need To Know What Stage Your Market Is In

There are roughly five stages to every emerging market. If you don’t know what stage that market is in, you could get taken to the cleaners. The first stage is usually reserved for locals only. This means that locals are using the land for their own purpose, like agriculture and business.

An outside party can bring that land to the second stage, which means that large swatches of land are bought for the purpose of developing them at a later date (or hanging onto them indefinitely).

These large swatches are eventually broken up into smaller parcels, becoming further developed and moving into stage three of the real estate market stages. These parcels can become small enough that homebuyers can actually come in and purchase, as well as speculators.

The land switches to a mainstream homebuyer market in stage four when restaurants, hotels, and other consumer-driven developments arrive. This then becomes a full-fledged city at stage five, with all the infrastructure and civil services that come with it.

Each stage has its own advantages and challenges. For the risk-averse, the early stages are the most risky – but do provide the highest beta. This means that with a higher risk, comes a higher reward.

You Must Have A Plan

Without a plan, you’ll never have a clear vision of what to do with your new investment. Knowing if you are planning on renting the house, living in it, or just holding onto the property until property values rise are important questions to ask yourself before diving into real estate.

You Won’t Get Rich Quick

Real estate investing is a long-term investment. There’s no way around that – while people in distinct markets may have sped up this timeline, the fact of the matter is that real estate is hard work, and may not pay off in the end if you don’t do your research beforehand.

You Must Study Up

Becoming a successful international real estate investor means knowing everything you possibly can about the situation you are putting yourself in: the local market, the neighborhood, and even the property itself. If you don’t know what your cash flows will be, like how long it usually takes to rent a property in your market, you may have too much overhead to cover each month. Know before you buy!

Final Tips

As a final word of wisdom, becoming a real estate tycoon is hard work, and isn’t for everyone. If you take on something that is a little too far over your head, you run the risk of damaging your livelihood, your family, and your future. Know yourself before buying any property, and understand the risks and time commitment involved.

10 Top Real Estate Tips for 2015

The recovery has yet to arrive in many states, reinforcing the notion that real estate growth is regional. No one can accurately predict when this real estate uptick will end or how hard, or soft, a landing it will make. In the meantime, let proven fundamentals, applied with a few modern wrinkles, rule the day. Here are 10 tips for 2015 to help the real estate process.

1. Do sweat the small (cheap) stuff, sellers

Little touches go a long way in the buyer’s eye, starting logically with the entry. Trim bushes, wash walkways and change out trampled welcome mats. Inside, de-stink with candles and counter sprays, de-jam closets and de-clutter rooms, focusing keenly on kitchen counters. Hide scrub brushes and other fantasy-killing labor tools. Dust, wax, scrub toilets, wash windows, test and clean lights, put out fresh towels, winnow family mementos, harness or hide that avalanche of toys, remove prescription drugs from medicine cabinets and police the yard for “pet bombs.” It’s time well-spent.

2. Take note(s), buyers

In a whirlwind house-hunting tour of several properties, buyers benefit by keeping a pro-and-con checklist of each home they visit. Otherwise, the features of several homes tend to blend together in a tired brain by day’s end. Creating a rating scale of 1 to 10 also helps, as does carrying a checklist of specific features that you seek in an ideal home.

3. Sell by season

Though spring is optimal, home selling is a year-round sport. Use seasonal accents to make buyers linger longer.

Winter: Unfurl throw rugs and spotlight functional fireplaces. Near holidays, add touches like wreaths and pine-cone centerpieces. Display photos of your home a season ahead, particularly in winter, so buyers can see the house ensconced by greenery.

Spring: Fresh-cut flowers and candles bring spring scents indoors. For that new-start look, do extra spring cleaning and use brightly colored linens, spreads and pillows. Add little pops of color to the entry and landscape.

Summer: Highlight patios and other outdoor areas. Swap out dark towels and curtains for light colors. Put out a seasonal fruit basket or add hanging flowers. Keep the house cool but not cold.

Fall: Display pumpkins by the door and vases of fall foliage or tricolored corn inside. Use seasonal scents such as baked apple. Keep those leaves at bay.

4. Drill deeply

Buyers are regularly advised to scope out the block at varying hours, but why not drill down further to see if your potential new neighborhood is fading or flourishing?

  • Bad signs: A major local employer is struggling or moving away; adjacent neighborhoods are progressively turning into rentals; and a few too many for-sale homes are lingering on the market. Nearby commercial spaces remain persistently vacant.
  • Good signs: Schools are in high demand and well-rated. Young families and artsy types are moving in. Older couples are “aging in place” and nearby commercial properties are getting redeveloped and quickly leased. For-sale homes are generating multiple offers.

5. ‘Big data’ is everywhere, so tap in

While local knowledge and old-school networking will always be valuable, the latest technology lets agents offer much more. Some agencies offer “livability” ratings by ranking and contrasting neighborhoods by air quality, traffic choke points and specific data on a home’s energy efficiency. In 2013, the National Association of Realtors introduced its Predictive Analytics group. Banks already use “big data” to gauge the worth of foreclosures and short sales, and mobile apps now offer it for consumer and agent use. Ask agents if they offer this and other edgy technology such as high-definition aerial footage shot by drones. Should your grandiose home merit that, go big!

6. Transparency equals trust

Buyers will certainly enlist inspectors to twice-over your home, Mr. Seller. So instead of inviting disappointment, delay and distrust, go transparent with your own presale inspection. It’s far better to know now about issues with the plumbing, HVAC (heating, ventilating and air conditioning), foundation, electrical systems and roof. Provide the buyer a copy of the inspection along with repair receipts, and explain if or how you’ve adjusted your price accordingly. Buyers appreciate candor.

7. Math versus ego

Too often, buyers get caught up in win-at-all-costs negotiation. They’ll stubbornly let as little as a few grand lock them out of the right house. At an interest rate of 4.5 percent, the difference between paying $200,000 and $195,000 — assuming 1.25 percent property tax and 15 percent down — is only about $25 per month on a 30-year mortgage, or about the cost of lunch for two at a fast-casual eatery, before the tip. Don’t let that ruin your chances at your dream home.

8. Retain mineral rights

With so many giant natural-gas fields (shales) in play across the U.S. and new ones pending, homeowners should exercise “seller’s market” clout to retain mineral rights. While that intent needn’t even be mentioned in the sales contract in some states, it’s always safest to note it, provided the buyer doesn’t protest. Avoid that scenario by conveying those rights to a trustworthy relative or to an energy company buying them before putting the house on the block. “Mineral rights? Oh, so sorry, I no longer own them.”

9. Buying? Then cool it for a while

Refrain from making big capital purchases like a new car, opening new credit cards or amassing big chunks of other new debt before buying a home. These raise your debt-to-income ratio, which lenders examine to determine the mortgage amount you can afford. Also avoid moving large sums of money around, changing banks, changing jobs and becoming self-employed before buying a home.

10. The price is right

Trite, you say? Perhaps. But accurate home pricing from the outset never goes out of style because it sells homes. Some agents advise sellers to overprice because inventory is low. Others say go below market to spur a bidding war. Don’t get caught up in pricing games.

Activity in the first month of a listing is always the best, so don’t risk wasting it. Price too high, and scare off many buyers and agents. Price too low, and risk leaving dollars on the table. Hiring the right agent based on recommendations, response time, in-person interviews, track record and data support will yield that pricing expert you need.

Is Real Estate Really the Best Investment?

Last decade’s housing bubble is becoming a distant memory. Mortgage rates are near historic lows, interest-only loans are back and everyone loves real estate as an investment again.

More than 1 in 4 Americans (27 percent) said real estate was the best investment for money they would not need for at least a decade, according to a new survey of 1,000 investors. Cash came in second with 23 percent of investors, only 17 percent said the stock market is their preferred place for long-term money and just 5 percent said they would put their long-term money in bonds.

It is the first time real estate has taken the top spot in the three years Bankrate has been conducting the survey. Cash was investors’ favorite in 2013 and 2014. “It begs the questions if more Americans are once again viewing real estate as a golden ticket,” said Greg McBride, chief financial analyst for Bankrate.

Credit is harder to come by than a decade ago and lenders face more regulations, but financial advisors say many clients are catching the real estate bug again.

“Justlast week,a high-tech corporate boomer client with no experience in renovating and selling real estate told us he wanted to go into flipping a property with his friend, who does this for a living,” said Jon Ulin, certified financial planner and managing principal of Ulin & Co. Wealth Management in Boca Raton, Florida. His client wanted to liquidate 25 percent of his IRA to invest in the project and told Ulin it would “diversify” his portfolio.

“I advised him that putting a quarter or more of his life savings into flipping and renovating one property with the hopes of making a possible 14 percent profit is not a good idea and a gamble,” Ulin said.

Real estate has curb appeal that other financial assets can’t match.

“For many investors, the tangible nature of real estate simply offers much more peace of mind than the intangible nature of stock and bonds,” said Stephen Doucette, a certified financial planner and vice president of Proctor Financial in Sherborn, Massachusetts. “Real estate pricing also adds peace of mind to investors as pricing seems more stable because it is not updated daily by the media.”

Investors should weigh the long-term return potential of real estate investing compared with other assets.

The S&P/Case-Shiller 20-City Composite Home Price Index, which measures the value of residential real estate in 20 major metropolitan areas, has generated a hearty annualized 9.2 percent return over the past three years through June 30, but produced an annualized 0.4 percent loss over the past decade. Meanwhile, the S&P 500 index, a broad measure of the U.S. stock market, grew an annualized 14.8 percent over the past three years and 5.87 percent over the past 10 years.

But investors with good credit can borrow to buy real estate, which can enhance returns—or magnify losses, depending on the market. “The singular and best reason to own real estate as an investment is to use leverage,” said Stephen Lovell, a certified financial planner in Walnut Creek, California. “Without it, your return on investment tends to be about 2 percent to 3 percent.”

Real estate also comes with different risks than other financial assets. You cannot sell it as quickly as stocks and bonds. You have to pay for insurance, maintenance and property taxes that can eat into your profits.

“You can’t sell real estate short so you cannot hedge against a down market and the market for real estate is too local,” warns Wes Shannon, a certified financial planner with SJK Financial Planning in Hurst, Texas. “You may live in a state or city going through an economic boom, but if the other houses on your street start to decline or convert to rentals you can see a depreciation of your [home] value … even one bad neighbor can ruin an investment in real estate.”

5 Best Areas To Live In Delhi

Living in Delhi is a very overwhelming experience; you get a little of both, the ancient richness of the capital and the urban craziness. Delhi, the capital of India and the third largest city of the country has a lot to offer. The infrastructure is developing rapidly and the new ones coming up are worth looking out for.

real estate  delhi

Here are the best areas to live in Delhi-

  • Shanti Niketan

The list of posh areas of Delhi is never ending, one of which being Shanti Niketan. The locality boasts a number of international schools and large humongous malls. It is home to a lot of industrialists and the elite class. This is the best place to buy an apartment in Delhi if you are ready to splurge a few extra bucks!

  • Sunder Nagar

Sunder Nagar is an upmarket residential area situated on Mathura road in Central Delhi. It is widely known for its galleries and local market, where you will mostly find ethnic handicraft shops. This locality offers a great deal of leisure and attracts the rich crowd. The Delhi High School is located on Mathura Road very close by to Sunder Nagar. There are other schools too which offer excellent quality education. Restaurants and hotels are a great treat and have a wide range of mouth watery cuisines.

  • New Gurgoan and Dwarka Expressway

The property rates in Delhi are escalating so high that it’s becomes almost difficult to afford an apartment there. New Gurgoan and Dwarka Expressway is a budding locality offering properties at a very affordable rate at the same time it is well connected with the city. Due to its popularity, there are a lot more schools, restaurants, malls and leisure facilities making their way to this place.

  • Bhiwadi

Another affordable area of Delhi, Bhiwadi is a fast growing place on NH- 8. The area is well connected with Delhi, Gurgoan and the entire NCR (National Capital Region). The affordable living rates make it the most favourable place to live in. Ryan international school, Delhi Public School and Bal Bharti public school are amongst the top schools present in Bhiwadi. It boasts a cool range of restaurants and pubs too.

  • Panchsheel

Located on the outskirts of Delhi, Panchsheel is a perfect area for those who are looking out for some calmness at the same time being well connected with the city. The highlight of this area is the Panchsheel club which is an ideal leisure point for everyone. This area is famous for its festival celebrations which attracts a lot of crowd, especially during Holi. It boasts a long range of schools and restaurants.

Even though Delhi is one of the costliest cities to live in India, it offers great opportunity as well. The growing industry and urban culture makes it conducive for living. If you are looking out for apartments in Delhi do take a look around this 5 areas.


Rental Property Investment Strategies

There are many ways to invest in rental property.
Renting real estate can be a profitable venture for investors to consider. Rental properties provide a monthly cash flow, offer tax advantages including property depreciation and the property may increase in value depending on location and the local economy. Just as there are many ways to profit from rental real estate, there are many different investment strategies to gain exposure to the rental market. Investors should consider these different ways to enter the rental market to determine which best meet their individual needs.

Single Family Homes

  • Renting single family homes is the easiest way for new investors to buy real estate and enter the rental market. By choosing homes in good neighborhoods, investors should have little trouble renting their properties or selling them when needed. The primary downside of single family properties is selecting and dealing with tenants. Hiring a property management company to screen tenants, deal with the late night service calls and other problems can reduce the stress, but the costs will also reduce the profitability of the investment.

Multi-unit Buildings

  • Apartment buildings have the potential to provide a large stream of income that will produce significant profits. However, multi-unit buildings also hold the possibility of requiring substantial investments for maintenance or repairs. Investors may have to invest large sums of money into the building to make the property desirable to prospective renters. Multi-unit buildings are also more dependent on a strong local economy to produce the number of tenants needed to fill the building. These large buildings are more difficult to sell due to high costs and a limited amount of potential buyers.

Commercial Real Estate

  • Commercial real estate can vary from storage facilities to shopping malls. As with residential properties, the cost of these properties will have a wide range. Renting commercial properties often has less risk from destructive tenants, but the number of prospective tenants is much smaller. This can lead to properties being on the market much longer, both when renting and selling. Combination residential and commercial properties, most often with a street level commercial unit and apartments above, can present an opportunity for a compromise real estate investment.


  • Real Estate Investment Trusts, REIT, provide a way for investors to gain exposure to the rental real estate market without the significant investment of time and money required to purchase and hold real estate. A REIT is a trust that may hold various types of real estate properties, including residential and commercial rental real estate. A REIT’s management may choose to specialize in certain types of real estate or real estate in certain areas. REITs buys and sells on the stock market like any other stock which makes getting into and out of the investment quick and easy.

How to Borrow Money for an Investment in Real Estate

Investing in real estate often requires you to borrow money to make a purchase, but the process of borrowing money for investment property differs from that of traditional mortgage lending. If you plan on getting involved in this type of investment, you may have to look for some alternative means of investment if you want to overcome the hurdles that come with financing an investment property. Besides finding the right property, this is one of the most important factors in the process.


  1. Apply for a mortgage with a traditional lender. When financing a rental property with a traditional mortgage, you may need to put up a larger down payment than normal. Some lenders require you to come up with at least 20 percent down for rental properties. You will also need to have a high credit score and a steady income to qualify for this type of loan.
  2. Work with a “hard money” lender to get access to the money you need. Hard money lenders regularly lend money to individuals who have low income or a bad credit score. When you use a hard money loan, you will pay a higher interest rate than what you would normally pay with a traditional mortgage.
  3. Use a home-equity loan to get money for the investment property. If you are a homeowner with a large amount of equity, you could potentially borrow against this equity and use the money to buy an investment property. To qualify for a home-equity loan, you will need a strong credit history and enough income to pay back the loan. Some lenders also require you to have a certain amount of assets on hand.
  4. Find investors to work with you on this investment project. Create an investment proposal and show it to your friends and family members. Some may be willing to give you money to purchase the property. This may be combined with a loan, in some cases. The investors could help you come up with the money you need for a down payment.

Careers in International Real Estate

You can pursue residential brokerage careers in the United States and overseas.

Real estate is a burgeoning career field both in the United States and overseas. It offers many opportunities to professionals from both a financial and career development and expansion perspective. A real estate professional can specialize in a certain area (i.e. residential, commercial), or go into a arm of real estate, such as appraisal or property management. Once the basic skills are acquired, they can be applied in any location throughout the world.

Real Estate Broker/Residential

  • Real estate agents represent both buyers and sellers in the real estate transaction process. Both the buying agent and selling agent will then receive a commission, in exchange for representation. In the United States, this commission is around 3 percent of the property’s selling price. This amount might vary based on the country you wish to work in.

    To become a residential realtor in another country, you should be able to speak the native language of that country with at least basic fluency. You also need to make sure that they are a member of International Consortium of Real Estate Associations, which will allow you to practice with your current real estate license.

Real Estate Broker/Commerical

  • Commercial realtors specialize in selling commercial properties such as hotels, office space, retail, industrial and restaurants. Commercial real estate agents must analyze regional market conditions and the overall business economy to give clients the best information possible in choosing real estate. As an international realtor, this means you must have a very solid foundation of knowledge about the economic conditions and trends of the area in which you are working.

    International commercial realtors need to acquire all the same documentation and certifications as a residential realtor would, plus additional certification due to the client base they work with. The rules and regulations vary on a country-by-country basis.

Property Management

  • Often an owner of a property will hire professional property managers to look after their real estate investments. Managers take care of customers, find renters, establish rental prices, and coordinate leases. It will most likely be fairly easy to become a property manager in another country as long as you have a basic work visa for that country. It will be mandatory to be able to speak the language at a high level and understand the culture of the area.

How to Become an International Agent

How to Become an International Agent

Real Estate Property Agent Singapore

With more than 5 years of experience in the real estate industry, Bernie serves both a local and an international client base.

Hardworking and astute to the changes in the real estate market, he is able to advise his clients accurately and profitably, be it timing the market to sell or to make price readjustments.

Other than assisting his clients in buying and selling properties in Singapore, Bernie is also experienced in providing housing solutions for professional expats and assisting them ease into the Singaporean culture and way of life. Having backpack-travelled around the world for 3 years, Bernie is very able to empathize with and understand the needs of clients who are relocating to Singapore for the first time.

Bernie also speaks the Japanese language.

He is a powerful negotiator, being able to do his best for his clients, usually surpassing their expectations of him. He goes beyond the duty of real estate agents by researching the market on behalf of his clients, and once even hired a van (and drove)!!! to personally help a client move-house simply because he promised to assist. Little did that client expect Bernie’s promise of ‘assistance’ to be in such an involved way. Needless to say, such from-the-heart service has won him rave reviews and made many such clients into good friends who continually refer business to him years after their initial encounter, or simply call him up for dinner.

Bernie believes that in business, as in life, we should give our 100% or nothing at all. Above all, he believes that we should have integrity in all business transactions, treating our clients as we would like to be treated.

Bernie is currently with ERA Realty Network, the only real estate company in Singapore that operates from its own buildings as well as being listed on the Singapore Stock Exchange (SGX) under its parent company, Hersing Corporation.

Within 1 year of initially being with ERA Realty Network, Bernie was already inducted as a member of the prestigious Million Dollar Club for being a producer in the industry.

Bernie is a specialist on all types of residential as well as commercial properties in districts:

* 1 (City, Marina area, CDB),
* 4 (Sentosa Island),
* 9 (Orchard Road and surrounding),
* 10 (Balmoral, River Valley, Holland Road),
* 11 (Newton, Novena, Bukit Timah),
* 15 (East Coast, Katong)

That said, he also welcomes all enquiries and offering assistance on properties in other districts of Singapore as he heads a team of dedicated real estate agents who handles properties in all other areas of Singapore.

Together, Bernie and team handles:

* New Project Launches
* Condominiums
* Landed properties (Terrace houses, Semi-Detached, Bungalows)
* Land for rebuilding
* Commercial properties
* Industrial space
* Worker housing

Feel free to get in touch with Bernie at his mobile during business hours.

Below are 3 testimonials for Bernie:

Rick Aston:

Actually for several months, I have been coming to Singapore on business trips…with various agents looking for properties. We were under a time constraint to find a place… I was starting to get frustrated with the other agents. They weren’t really listening to what we were looking for as a family. He found this place that no other agent was even aware of nor prepared to show us. He got us a great place… we’ve been very happy here and it (the home) suited the whole family. So he definitely delivered.

When we finally found it (the property), we actually went through quite a process of negotiation which Bernie helped out very much with.

After we signed the contract and moved in, Bernie helped with the repairs and/or general upkeep.

And then we just stayed in touch actually, just to discuss the general property market.

We’d recommend him and we have recommended him to friends. So definitely (happy). (Bernie is) Very good. (A) very good agent!

Susan Lau:

I asked for the electricity and water to be cut off (utilities). If I leave it on and sometimes when they go viewing (the property) and if they forget to switch it off, the bill might go sky-high. So I was afraid of that. But then he (Bernie) assured me to just leave it for 2 weeks, because someone might want to see (the property) at night, so I might miss the chance of (selling the property). Because of that, I gave him 2 weeks to see what were the results.
He was able to produce results in less than two weeks! I feel very relieved and very happy that I can have the entire episode closed up, because it has been dragging (for 4 months before Bernie assisted in the marketing of the property) and I became so tired of it (the selling process).

In fact, they (the buyers) gave me a certain amount (price to purchase) but Bernie said he will try to get some more (better price). He (successfully) did that.

Bernie is a very effective agent, has the human touch, and (is) humourous.

I am very very satisfied (with Bernie and his services).

Doreen Tan:

(Once) I told him (Bernie) that I have tried (for) quite some time to acquire my neighbour’s land… but it wasn’t successful. So, he put in effort to locate the owner(s) to approach the owner(s) a few times (to eventually convince them to sell the property), and to negotiate a very reasonable price for me and also for the owners(s). So we’re very happy.

He really goes the extra mile to do research and to understand more of what his clients want.

I am very happy (with Bernie) because he is not a pushy person (agent). When he sees the house and feels that this is not what I want, he will not ask me to spend time to go and have a look. That is what I appreciate (of him). He knows very well what his clients want. And he knows what I want.

And he will follow up and ask ‘How are you’. (Regarding) His service, I should say is EXCELLENT.

He will do (continous) research for the whole market (property), Asian and also the whole world’s market (in general). He will give his ideas (views) to keep us updated (clients) on what is happening in the property market. I don’t think there are many property agents (who are) willing to do extra work, extra research for his or her clients.

I did recommend someone to Bernie, and that is my partner, Dora.

I am very, very satisfied with his (Bernie’s) service.

Now I am building my dream house. ‘Thank you’ to Bernie!


Marketing Tips for Real Estate Agents

Real estate agents use diverse marketing plans to find their clients.

Real estate agents rely on a combination of word-of-mouth referrals and referrals gained from other marketing techniques. Keep in mind that a diversified marketing strategy is the best formula for successful sales. With various marketing techniques, you will be able to devote a specific amount of time each week to networking. Use most of your time for helping clients to complete their real estate transaction.

Community Publications

  • A traditional way to market your services involves publishing a business card in community publications. Contact local churches, schools and community organizations about their rates for advertising. They have regular newsletters and bulletins for their members. Target publications with members who live or work near your home base, such as in your section of a city or county. List your business card in publications with the highest number of readers for the business card fee. You can also sign up for listing your contact information on websites for these organizations. Sometimes web listings are free.

National Association of Realtors

  • Beef up your marketing campaign through membership in the National Association of REALTORS. With a REALTOR credential, you get access to marketing tools for new and established agents. For example, offers a startup kit for new professionals in its online library. You can also get a mentor inside the association to advise you on a personal marketing plan. REALTORS may use the trademarked designation in print and online media, which provides instant recognition among many consumers.

Social Networking

  • You can also use social networking as free online marketing. An article featured on the Chicago Association of REALTORS’ website cautions using social networking sites. Keep your own Facebook or other social networking account separate from your business account. Use each site’s privacy settings so no one can find your personal information without your knowledge. On a business profile, post helpful information for prospective clients, such as market trends and investment opportunities. When clients network with you online, they can exchange information using a site’s features. Diligently follow up on each customer contact in order to maximize the effects of social networking sites.


  • For door-to-door campaigns, visit neighborhoods where you are likely to find clients. First, hire a printing company to produce door-hangers with your photo and contact information. You might choose a high-quality style with multi-color printing. You can quickly work your way through a neighborhood on foot or using a vehicle. Beware of dogs and no soliciting signs before approaching a home and hanging a door-hanger.

Why do you need a Real Estate Agent?

Today’s home owners have many options in hand which help them to make successful real estate transactions. With the real estate market recovering from the crash in mid 2000’s, the percentages of sales has risen considerably in the recent times. Though it may seem that real estate agencies are on a verge of extinction, but that’s just a myth. At times handling real estate contracts, fixing the right asking price, etc might be very tricky.

Though home owners may save a lot of money by doing things themselves, it is recommended that they take professional whether they invest in residential projects in Kolkata or buy/ sell apartments in Kolkata. Doing things themselves often cost homeowners more, than what they have to pay the agents.  So here are few reasons why homeowners should not reject the idea of hiring a real estate agent:

  1. Better Access and convenience: Real agents are known to simplify the home buying/ selling process since they have the expertise and take charge of everything on behalf of the buyer and seller. They work as a link between the two parties and offer better exposure to the properties listed by other agents as well. Agents know what it takes to complete a deal faster and also help the buyers/ sellers to get the best deals. Real estate buying or selling requires prompt responses and the agents are experts in doing this. If homeowners choose to do things themselves they might actually miss on a huge number of interested parties, since they fail to respond quickly.
  2. Negotiating is Tougher than it seems: While homeowners may think they can save a lot by negotiating themselves, it might turn out otherwise. The relationship between buyers and sellers is not an easy one and in most cases they don’t get along very well, since each one thinks of his own benefits. An agent acts as a connection between buyers and sellers so that the messages are conveyed correctly. They have better negotiating skills and know how to convince people.
  3. Real Estate Contracts are Tricky: Real estate buying or selling involves signing contracts    so that people are protected from certain situations, when one fails make the payments. Agents work with such contracts regularly and know what should be included and what should be omitted to keep parties protected.
  4. Agents work for their client’s best Interests: Real estate agents are licensed professionals so they are bound to work for their client’s interests. They are bound by the common law so any offensive act on their part will be taken seriously. Moreover, real estate agents depend on referrals and recommendations, so they’ll try hard to serve their clients in the best possible way and get the best deals.
  5. Do homeowners really save money? If homeowners decide to crack the deals themselves, they’ll have to fix the selling price depending on the comparable properties in the neighbourhood, hoping to save the commissions of the agents. It might so happen that the seller gets a notion of this and quotes a price that is less than the ideal selling price, to save some money himself. So neither the buyer nor the seller gets to save enough money.

Real estate buying or selling is a very complex process, since a lot of paperwork has to be done, lot of questions have to be answered and most importantly you need to get the best deals. All this might not be possible by the homeowner himself. So whether one looks for buying an apartment in Kolkata or sell a property, hiring an agent would be beneficial.

How to Become a Real Estate Photographer

Becoming a real estate photographer involves developing your skills as a photographer and marketing your services to real estate agents. Listing agents recognize that providing images of property, including photos of every part of the home or business, creates a collection of pictures that give potential buyers useful information about the place for sale. Develop expertise in using a camera with a special lens that allows you to photograph the entire room. Learning how to take photos for real estate agents also involves developing your communication skills so you can sell your services effectively. The Real Estate Photographers of America and International Trade Association allows you to register so real estate agents can find you to obtain your services.


  1. Take photography courses at your local college, community center or school. Learn how to capture, shape, transmit, save and print digital photos. See how to use both digital and film cameras, lenses and film. Get experience developing film and setting different exposures. The website provides free access to online courses.
  2. Get a credential. The Professional Photographic Certification Commission allows you to take an exam and obtain the Certified Professional Photographer certification. The Photography website provides access to study questions, links to online resources and a glossary of terms. Use these resources to learn the basic operations of film and digital cameras, how to use the viewfinder, load the film or memory card and take the picture control exposure. Judges review 20 images you submit as representation of your work. They assess your skills, knowledge and ability to produce pleasing photographs. For architectural photos, judges look for good quality of light, color, density and appropriate contrast.
  3. Create a website to market your services. Using free website development tools, such as Wix, Weebly or Intuit, create a site to showcase your work and attract new clients. Advertise your business in real estate trade association publications for your area. Compare your site with websites produced by other real estate photographers to get inspiration. The American Society for Home Stagers and Redesigners provides tips to set up vacant homes so they look more attractive by finding focal points, scaling the space, managing traffic flow and using the best color schemes.
  4. Use the SCORE website to locate a mentor in your area. Observe a real estate photographer on the job to learn tips and techniques for taking attractive pictures of property. Real estate photographers also use multimedia, such as video, to show off properties. Producing comprehensive virtual tours and using advanced editing techniques allow real estate photographers to help agents sell more efficiently.

Is Real Estate a Good Career Choice?

A career in real estate is not for everyone. A certain mind-set and skill set are required to be successful in this industry. When evaluating a real estate career, there are several key factors you must keep in mind to assist you in determining if it is a good career choice.

Time Management

  • Individuals who manage time well can be very successful in real estate. Those able to divide days into segments for duties such as advertising, prospecting, and servicing clients to accomplish tasks make good real estate professionals.


  • Self-employed professions require a hefty amount of self-discipline. Individuals who can make a plan and stick to it can be very successful in the real estate industry. Treating a real estate career as a job and not a hobby is crucial to success.

Thirst for Knowledge

  • The real estate industry is constantly changing. Being a professional in the industry means consistently updating your education and retaining information. Many hours of study and research are expected in this profession.

Attention to Detail

  • Attention to detail is a must for those in the real estate industry. Dealing with multiple forms, contracts, and legal documents requires persistence, patience, and an ability to spot and correct errors.


  • In a service industry such as real estate, patience is a valuable asset. When a client’s emotions run high, it is important that a real estate professional be steady, stable, and able to field concerns and complaints skillfully.


  • Successful real estate professionals have a potential for a six-figure income. However, in real estate, there is no normal paycheck, since your compensation is tied into successful property closings. Income can be sporadic, and individuals in the real estate industry must prepare for that fact.