A cosmetic makeover can add thousands to the value of your house on first impressions alone, says New Idea's finance expert, David Koch.

As your biggest and most important asset, the family home is your investment castle. For years you've had a rough idea of what the house is worth, but the crunch comes when it's time to sell. What someone else is prepared to pay can either make you big money or lead to disappointment and financial loss.

But you can make a difference. The way you prepare your home for sale could add thousands of dollars to the sale price and cost less than you think. In fact, spending as little as $500 could add more than $10,000 to the value.

You never see a used car for sale that hasn't been washed and polished with the windows sparkling. Detailing is a vital part of selling cars, and so it should be with your house. There's lots you can do to entice potential buyers to dig deeper.
Don't get me wrong. Most major renovations will add to a home's value, but don't think a new deck, kitchen or swimming pool are the only features that make all the difference.

Now's the time to look at a few simple changes to round the house off and maximise its appeal. The key is the front yard. First impressions are vital. Start at the front fence and work backwards. Gardening and painting are cheap improvements that can add thousands to the value of your house. The three most important aspects of attracting interest in a house are: kerbside appeal, kerbside appeal and kerbside appeal.

Make sure lawns are mowed and edges trimmed. Have flowers in bloom, but don't overmanicure - it gives an impression the garden is high maintenance. During summer go to a nursery and choose plants in flower. Stay with a limited number of colours - white and one other such as blue or lilac. White will give a cool appearance in summer, but if you're selling a house during winter you may have to spend a bit more on a winter-flowering shrub, such as an azalea, magnolia or camellia.

Now that prospective buyers have stopped and walked through the front gate, the house itself will come under scrutiny. Surveys of home buyers show the kitchen, family room, bathroom and master bedroom are the most important rooms in a house.

Creating an atmosphere of light and space is the key inside. Make sure light passes through every window. Trim any tree and bush overhanging the window and pull back the curtains. If the curtains are drab and dark it might pay to replace them with lighter, brighter ones. Look to Spotlight, Ikea and Kmart for inexpensive pre-made options.

The same goes for the rest of house. A fresh coat of paint on the walls or the doors freshens things up immensely, but stick to neutral colours as this will please the widest range of buyers. It sounds picky, but remember you're trying to sell the house, not show off your decorating skills.

Floors deserve special attention. The kitchen, bathroom and laundry floors often show wear and tear more than anywhere else. If they're really bad, a new, cheap vinyl floor covering may look better.

There are probably little repairs around the house that have been overlooked. You might be used to them, but they'll stand out to someone else. Cracks in the plaster usually aren't structural faults but are unsightly and make the house look rundown. A bit of filler and paint will make a difference. The same goes for watermarks on walls or ceilings where a leak's been fixed, but the tell-tale sign remains.

Finally, tidy the house, make sure the beds are made, dishes are washed and things put away. Many people have a fire going, music playing and the smell of coffee wafting through the house. This creates atmosphere but doesn't fool anybody if the rest of the house isn't up to scratch.

There's plenty to think about and a good agent will outline any other things needing your attention.

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