I’M PRETTY SURE I WAS BORN TO DO THIS!
The playbook every vendor sees, before instruction.
"Luxury isn't just a price point — it's a level of service."
Most agents will tell you they have a marketing strategy. Fewer will show it to you. Fewer still will hand it to you in writing before you’ve signed anything.
I work from a written ten-step playbook for every instruction — same order, every house, no shortcuts. The steps below are exactly what I do, in the sequence I do them, with the third-party tools and partners I use. You’ll see this in the listing meeting; you can also take this page home as a PDF and read it again.
The reason I work this way is simple: the strategy is the product. Service, presentation and process are what make the difference between guide and achieved. The numbers below come from industry studies and from my own North West book.
Before launch
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Week 1
Pricing strategy agreed in writing
Achieved-not-asking data, portal banding, sensitivity range.
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Week 1
Property Information Questionnaire completed
Material information per NTSELAT rules.
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Week 1
EPC commissioned (if not in date)
Booked through trusted local assessor.
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Week 1
"Ready for market" guide supplied
Eight-page PDF, delivered at appraisal.
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Week 2
Staging consultation booked (if premium)
With our partner stager. Optional but recommended.
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Week 2
Photography day scheduled
Daytime, drone, twilight and lifestyle pass.
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Week 2
Cinematic HD video filmed
Presenter-led, drone, music. No 360 tour.
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Week 2
Floor plans drawn
Editorial style — colour and proportional.
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Week 3
24-page printed brochure produced
For viewings and qualified international buyers.
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Week 3
"Coming soon" social run
Reels, Stories, buyer database email.
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Week 3
Buyer database email sent
To qualified buyers registered with Karl.
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Week 3
Wednesday 6pm launch — go live
Premium tier on all four portals + Pulse.