To Open or Not to Open?

When selling your property, one of the first questions to answer is: should you have an Open Home, private inspections by appointment, or a mix of both? It’s a hot topic among sellers—and for good reason. Each approach comes with its own set of advantages and drawbacks.

What Agents Say
Most real estate agents love Open Homes. They save time, create a sense of competition among buyers, and showcase demand for a property. But there’s a lesser-known reason: Open Homes are also a chance for agents to meet other homeowners in the area who might be thinking about selling. While this can be valuable for the agent, it may not always align with the seller’s best interests.

What Sellers Say
Sellers often raise two main objections to Open Homes: privacy and security. Many prefer limiting inspections to genuine buyers, rather than opening the doors to curious neighbours. Security is another valid concern—many insurance policies class Open Home visitors as ‘invited guests,’ which may mean limited cover if something goes wrong.

What Buyers Say
According to Smartre Training’s national consumer survey, buyers are evenly split:

• 33% prefer Open Homes

• 33% prefer one-on-one appointments

• 34% are comfortable with either

This split highlights a crucial fact: by choosing only one method, you risk excluding up to a third of potential buyers—including the one most willing to pay top dollar for your home.

What’s the Solution?
The answer lies in balance. At Peter Lees Real Estate, we recommend a Smart Open strategy—a hybrid approach that captures the best of both worlds. Unlike traditional Open Homes, Smart Opens focus on genuine buyers, not curious neighbours. By carefully timing and targeting inspection opportunities, we can maximise exposure, maintain your privacy, and build stronger buyer relationships that support premium negotiations.

Final Word
So, to open or not to open? The answer is: open—yes, but open smarter. With the right inspection strategy in place, you’ll attract more buyers, create competition, and ultimately achieve the best possible price for your property.