10 Characteristics of a property and how they interfere with its selling process
Ten key property characteristics—floor level and orientation, view, furniture and occupancy status, energy rating, outdoor space, parking, swimming pool, rental licence, lift access, and storage—determine buyer demand, property valuation, and time on market. Estate agents can evaluate these factors and filter listings by exact criteria using CASAFARI’s Property Sourcing.
1. Floor & Orientation
The floor level of a property and its orientation can significantly affect its desirability, especially in urban environments. Properties located on higher floors often appeal to buyers because they typically offer better views, increased privacy, and reduced exposure to street noise. However, this advantage can diminish if the building lacks a lift, making accessibility an issue for families, elderly individuals, or those with mobility challenges.
Orientation is equally crucial. Homes facing south or southwest, for instance, often benefit from ample natural light, which not only enhances the living experience but can also lead to energy savings. On the other hand, poorly oriented properties that remain in shadow for much of the day may struggle to attract interest, particularly in regions with colder climates.
2. View
A property’s view and direction also directly impact its appeal and, often, its price. Apartments with scenic views of parks, the sea, or city skylines are more attractive than those overlooking industrial zones, car parks, or other buildings.
Another point is that an unobstructed view tends to be more valued by potential buyers than windows that look directly into another building, for example, since having a wide-open view adds a sense of openness to the space.
3. Furniture & Rented Status
The condition and furnishing of a property can expedite or delay its sale. Fully furnished homes often appeal to buyers looking for a ready-to-move-in option, such as expatriates or investors purchasing short-term rentals. Well-maintained and modern furniture can even increase the perceived value of the property.
A property’s rented status also factors into the transaction. While an occupied property can generate immediate rental income for investors, it may discourage buyers who intend to use it as their primary residence. Sellers should assess their target market and communicate transparently about occupancy terms to avoid misunderstandings.
4. Energy Rating
Energy efficiency is becoming increasingly important for buyers. Properties with higher energy ratings are not only environmentally friendly but also cost-effective. A good energy performance certificate reflects lower energy consumption, which translates to reduced utility bills, as well as a lot more thermal comfort when living in a space.
Governments across Europe and other regions have implemented regulations requiring energy certificates during property sales. Buyers view these ratings as an indicator of long-term affordability, making it easier to sell homes with high energy efficiency. Properties with poor ratings may take longer to sell unless sellers offer incentives or invest in energy-saving upgrades.
Energy Performance Certificate: what is it and why is it important for selling and renting
5. Balcony, Garden, or Terrace
Outdoor spaces have become a highly sought-after feature, particularly post-pandemic. Properties with balconies, terraces, or private gardens offer buyers a space for relaxation, gardening, or socialising.
Buyers often consider outdoor areas an extension of the living space. A well-maintained garden or a spacious terrace can substantially increase a property’s perceived value and competitiveness.
6. Garage or Designated Parking Space
Parking is an essential factor for many buyers, especially in densely populated urban areas where street parking is limited or expensive. Properties with a garage or a designated parking space can command higher prices and attract more buyers, particularly those with families or multiple vehicles.
7. Swimming Pool
Swimming pools are often viewed as a luxury feature that can enhance a property’s appeal. In regions with warmer climates or high demand for vacation homes, having a pool can be a significant advantage.
However, pools can also deter certain buyers due to concerns about maintenance costs, safety (particularly for families with small children), and ongoing upkeep.
8. Rental Licence
For investors and buyers interested in short-term rentals, a property with an existing rental licence is highly valuable. Cities with strict rental regulations often limit the number of licences, making properties with permits a rare and competitive asset.
The presence of a rental licence can expedite the buying process for investors, as it eliminates the bureaucratic hurdles required to gain approval.
9. Lift
A lift is a key feature for multi-storey residential buildings, especially in cities where space constraints lead to vertical construction. Buyers, particularly elderly individuals or families with children, consider lifts a non-negotiable convenience.
Properties on higher floors without lift access often face reduced demand and longer selling timelines, which are among the most common reasons why a house is not selling. Sellers of such properties may need to adjust asking prices to compensate for this limitation.
The opposite is also true: since in many older cities in Europe there are buildings without a lift, those that have one available are instantly valued by buyers.
10. Storage
Storage space is an often-overlooked yet crucial factor in the buying process. Properties with dedicated storage areas, such as basements, attics, or storage rooms, appeal to buyers who need extra space for seasonal items, sports equipment, or household goods.
Sellers can enhance the appeal of smaller properties by creatively showcasing storage solutions to highlight the efficient use of space.
How to filter properties by these characteristics in CASAFARI
Each characteristic of a property—whether structural, functional, or location-based—can significantly influence its marketability, value, and transaction speed, as well as how extra characteristics and details affect a property valuation. By understanding how these factors interfere with the buying or selling process, stakeholders in the real estate market can navigate transactions more efficiently and achieve better outcomes.
And you know where you can filter your property search by all these factors to tailor the results? You guessed it, inside CASAFARI.
With CASAFARI’s Property Sourcing tool, you find 30+ filters that get you closer and closer to the exact property your client is looking for. Focus on the lifestyle of your client and find their future place in no time.
Frequently asked questions
Which property features have the greatest impact on a home’s sale speed and value?
Structural, functional, and location-based features directly shape buyer demand and transaction speed. Key characteristics include floor level, orientation, unobstructed views, outdoor spaces such as balconies or gardens, energy ratings, parking availability, lift access, storage space, furniture or tenancy status, swimming pools, and short-term rental licences.
How do floor level, lift access, and orientation influence buyer demand?
Higher floors offer better views, increased privacy, and reduced street noise, while a south or southwest orientation maximizes natural light and reduces energy costs. However, upper floors without a lift restrict access for families and older buyers, which can reduce overall demand and require an asking-price adjustment.
Why does an Energy Performance Certificate (EPC) matter when selling a property?
Energy Performance Certificates are required across European jurisdictions during property sales, providing buyers with proof of lower utility costs and thermal comfort. Properties with poor energy ratings tend to take longer to sell unless owners make energy-efficiency improvements or adjust their asking price.
Does selling a furnished or tenanted property speed up or delay the transaction?
Furnished properties appeal to expatriates and short-term rental investors seeking turnkey moves, potentially speeding up sales. In contrast, an active tenancy attracts yield-seeking investors but can deter buyers seeking a primary residence.
How can estate agents filter listings by specific property characteristics in CASAFARI?
CASAFARI provides over 30 search filters across floor level, orientation, view, outdoor spaces, parking, lift access, swimming pools, and rental licences. Agents can use these filters via the platform or the Property Sourcing API documentation to match client criteria and factor specific details into valuations.