Four mistakes no Venice home seller can afford

Almost every Venetian property could be sold better. Not faster, better. That is, at a fairer price and to a more suitable buyer.

Mistake one: photos taken on a smartphone. A historic palazzo photographed badly immediately loses 25% of its perceived value. A good photo shoot costs 800-1500 euro and repays itself fifty times over.

Mistake two: an inflated asking price. 'We can always negotiate later' is the most effective way to stay unsold for two years. The right price attracts in the first fortnight, and those are the days that decide everything.

Mistake three: publishing everywhere on the assumption that more visibility means more sales. False. The Venetian premium audience is small and qualified. Selecting wins over broadcasting.

Mistake four: showing the property to anyone. Viewings cost time, energy and logistics. A good agency filters. A poor one sends spectators.