Are Open Houses a Good Idea, or Should I Stick to Private Vie

What Is an Open House?

An open house is a scheduled event, usually over a couple of hours, where multiple prospective buyers can view the property without booking individual appointments. It's often promoted in advance by your estate agent and may attract both walk-in viewers and serious buyers.

What Are Private Viewings?

Private viewings are one-on-one appointments arranged at a time convenient to the buyer and seller. These give potential buyers a more personal and focused experience, usually with the agent or seller present to answer questions.

Pros of Open Houses

• Creates a sense of urgency: Seeing other interested buyers can make people more motivated to act quickly or even offer on the day.
• Efficient use of time: You prepare your home once and show it to multiple parties in one session - useful if you have a busy schedule.
• Good for generating momentum: Especially in the first few days on the market, open houses can drive awareness and early offers.
• Encourages drop-in interest: Some buyers who haven't committed to a full viewing may still pop in, widening your exposure.

Cons of Open Houses

• Lack of control: You won't know exactly who's attending. Some may just be nosy neighbours or not financially ready to buy.
• Less time to connect: Busy open houses can feel rushed, with less opportunity for the agent to focus on serious leads.
• Security concerns: With more footfall in a short window, it's harder to monitor who's entering each room - valuables should always be locked away.
• Not ideal for every home: Smaller properties or homes with layout quirks may not present well with multiple visitors at once.

Pros of Private Viewings

• Tailored experience: Buyers can ask detailed questions and take their time, which often leads to stronger engagement.
• Easier to qualify interest: Viewings can be limited to serious buyers, often pre-approved for mortgages or chain-free.
• More flexible scheduling: Appointments can be arranged to fit the buyer's availability and show your home in the best light (e.g. at sunset or when natural light is strongest).
• More manageable pace: You can prepare between each viewing and adjust based on feedback.

Cons of Private Viewings

• Time consuming: You may need to keep your home viewing-ready over an extended period.
• Fewer eyes at once: Without the buzz of a group event, buyers may feel less urgency or competition.
• Slower start: If you're relying only on private appointments, the early days on the market might feel quiet.

Which Option Is Better in 2025?

In today's market, where buyer demand can be cautious and mortgage affordability is stretched, private viewings tend to convert better. Buyers often prefer having more time and attention to evaluate a home, especially when they're committing to higher interest rates and tighter budgets.

However, open houses can be powerful tools in the right context - particularly for:

• Homes just launched onto the market
• Properties with broad appeal or in high-demand areas
• Sellers who want quick feedback or early offers

Combining Both Can Be the Best Strategy

Many sellers now combine both methods. For example:

• Start with an open house in the first week to maximise initial exposure
• Follow up with targeted private viewings for interested buyers
• Use private appointments for buyers who want a second look or need time to visualise themselves in the space

How to Decide What's Right for You

Ask yourself:

• What's the current demand in my area?
• Is my home easy to show to multiple people at once?
• Am I trying to build urgency or attract niche buyers?
• Do I have time to host frequent private viewings?

Open houses and private viewings each offer unique benefits. In most cases, a blended approach works best, starting with a well-advertised open house and following up with focused one-on-one appointments. The key is tailoring your strategy to your property, your market, and your goals. With the right plan, either method - or both - can lead to a successful sale.