Home staging means presenting a property before the sale in such a way that prospective buyers want to move in immediately – and in many cases, this can also be achieved without an expensive professional. By decluttering, using warm light, neutral colors and strategically arranged furniture, rooms can appear larger, brighter and more desirable. We show you step by step which tricks you can use to make your apartment ready for sale yourself – even on a small budget.
What is home staging – and what does it achieve?
Home staging originated in the USA and refers to the targeted preparation of a property for sale. It is not the previous occupants who should feel comfortable, but rather the anonymous prospective buyer should be able to imagine living here during the first viewing – and already when seeing the first photo in the listing brochure. The principle is: tidy up, neutralize, enhance.
The evaluations by the German Society for Home Staging and Redesign (DGHR) demonstrate that the effort pays off. In a study of more than 1,300 sales between 2014 and 2020, more than 75 percent of the staged properties were sold at or above the asking price; around two thirds changed hands within four weeks (DGHR). According to the association, the marketing period is reduced by 30 to 50 percent, and the achievable price increases by an average of up to 15 percent.
The good news for your budget: You can achieve a large part of this effect yourself. Professional staging costs around one to three percent of the sale price, depending on the property – if you do the work yourself, you can often get by with a few hundred euros. Whether hiring a professional nevertheless pays off is a separate cost-benefit question; this article is about practical implementation on your own.
Advantages and disadvantages of DIY staging
Before you get started, you should weigh both sides:
- Advantage – low costs: A low three-digit amount is usually sufficient for cleaning, some paint, light bulbs and decorations.
- Advantage – you know your property: No one knows better which corners need light and which room has the greatest impact.
- Advantage – can be implemented immediately: You are not tied to any appointments and can work in stages.
- Disadvantage – time and work: Decluttering, painting and cleaning require considerable effort and several days.
- Disadvantage – familiarity blindness: Those who have lived in an apartment for a long time overlook defects and too much personal content. Get an honest second opinion.
- Disadvantage – limitations with vacant properties: Furnishing a completely empty property is time-consuming; this is where doing it yourself reaches its limits.
In seven steps: Stage rooms yourself
Step 1: Declutter and depersonalize
The most important—and most cost-free—step. Tackle each room individually and remove around half of the inventory: full shelves, excess furniture, tangled cables. Personal items such as family photos, holiday souvenirs, or collections must also go. Buyers should see the property, not your life. A tidy room immediately appears larger and calmer.
Step 2: Clean thoroughly and fix minor defects
Cleanliness signals appreciation and condition. Clean windows, descale fixtures, clean grout, and air out the property thoroughly so that no musty smell remains. Fix minor issues that could otherwise raise doubts: dripping faucets, sticking doors, loose handles, defective silicone joints. Such repairs cost little but prevent prospective buyers from suspecting larger problems.
Step 3: Neutralize colors and walls
Bold wall colors rarely suit everyone’s taste and can make rooms look unfinished. A fresh, light coat of paint in white, cream, or a soft gray is the most affordable measure with the greatest impact. Neutral tones reflect light, create a sense of spaciousness, and give buyers a neutral canvas for their own ideas.
Step 4: Reduce furniture and position it correctly
Less is more: Too much furniture makes every room look smaller. Move seating furniture slightly away from the walls and create clear paths. Each room should show a clearly defined function—the storage room becomes a guest room again, and the cluttered corner becomes a workspace. This helps prospective buyers recognize the full potential of the space.
Step 5: Ensure good lighting
Light sells. Draw back curtains, clean windows, and replace defective or cool-white light bulbs with warm-white ones. Add floor or table lamps to dark corners. A well-lit room appears inviting, larger, and friendlier—especially in photos, which determine the first impression.
Step 6: Decorate selectively
Now comes the final finishing touch, used sparingly. A few cushions, a soft rug, fresh flowers, or a bowl of fruit bring life to the room without overloading it. Mirrors make small hallways appear larger and reflect light. Opt for neutral, high-quality textiles and avoid too many small items.
Step 7: Take marketing photos
The staged result must go into the property brochure. Take photos in daylight, horizontally in landscape format, from the corner of the room so that the space is shown to its best advantage. Make sure that everyday objects such as wastebaskets, toothbrush cups or cables do not appear in the picture. Good photos are the actual purpose of the entire staging process.
Room by room: The most effective tricks
Not every room deserves the same amount of attention. Focus your energy where purchasing decisions are made:
- Entrance and hallway: the first impression. Clear the space, provide bright lighting; a shelf and a mirror are sufficient.
- Living room: the emotional heart. Clear seating arrangement, unobstructed window frontage, cozy textiles.
- Kitchen: clear the worktops completely, make the appliances shine, and leave no more than one decorative bowl.
- Bathroom: stage it like a small spa – fresh white towels, no cosmetics, descaled fixtures.
- Bedroom: keep it calm and neutral, use high-quality bed linen, and position the bedside tables symmetrically.
- Outdoor area: sweep the balcony, terrace or garden, remove leaves, and suggest a seating area with two chairs.
How much does DIY home staging cost?
The costs depend on how much you already own and can use. As a rule, you will incur the following expenses:
- Cleaning and cleaning products: low, usually in the double-digit range
- Wall paint and painting supplies: around 50 to 200 euros, depending on the area
- Warm-white light bulbs and an additional light: 20 to 100 euros
- Décor such as cushions, textiles and plants: as needed, often 50 to 150 euros
- Optional rented or purchased furniture pieces for vacant properties
All in all, an occupied property can often be significantly enhanced for under 500 euros. This means the expense is completely disproportionate to the potential additional proceeds. It is best to dispose of bulky old furniture early via bulky-waste collection or a classified ad.
Stage it, yes; deceive, no: the legal framework
Home staging may show rooms in their best light – but it must not conceal genuine defects. Anyone who knowingly hides a known material defect such as damp or mold behind a cabinet, carpet or fresh paint risks serious consequences. If the seller fraudulently conceals a defect, they may laternot rely on an agreed exclusion of liability (§ 444 German Civil Code). The buyer is then entitled to claims such as a reduction in the purchase price or damages.
The rule is simple: Present your property in a tidy and appealing, but honest, way. Known defects should be communicated openly, not concealed. Good staging convinces through its effect, not through concealment.
FAQ on DIY Home Staging
Is home staging worthwhile for an occupied apartment?
Yes, especially there. In occupied properties, decluttering, cleaning and neutralizing create the greatest impact – and these steps can be done yourself with little money. The effect on the photos and first impression is often visible after just one weekend.
Should I furnish an empty apartment?
Completely empty rooms appear smaller and cooler because they lack scale. A few strategically placed pieces of furniture help prospective buyers assess proportions and possible uses. However, DIY reaches its limits here – for completely empty properties, rented furniture or a professional may be more worthwhile.
Which rooms are most important?
Focus on the entrance, living room, kitchen and bathroom. These rooms have the strongest influence on the purchase decision. Basements, storage rooms and ancillary areas merely need to be tidy and clean.
How long does DIY home staging take?
For an average apartment, depending on its condition, you should allow from an extended weekend to one week. Experience shows that decluttering takes the most time, while decorating and taking photos can be completed quickly.
May I conceal defects with furniture or decorations?
No. Enhancing the appearance is permitted, but deliberately concealing known defects is not. This may be considered fraudulent misrepresentation and invalidate the exclusion of liability in the purchase agreement. Communicate defects openly and stage only what actually exists.
Conclusion: A major impact on a small budget
DIY home staging is one of the most affordable ways to achieve a faster sale at a better price. You can achieve the greatest effects without any specialist knowledge: declutter consistently, clean thoroughly, paint in neutral colors, create light and decorate sparingly. Anyone who implements these steps presents their property in the listing and during viewings at its best – honestly, invitingly and ready for sale. If you list the property afterward, compelling photos will ensure that your work reaches the right prospective buyers.