Peter G

Peter G

/petergianoli

Peter G

Sales and Marketing Strategist specialising in helping entrepreneurs attract the wealthy and the top end of town as customers and clients.

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Peter G

Marketing 24-7

4y ago

Generalists vs. Specialists
Peter Gianoli

Growing up in Fremantle Western Australia, there were two kinds of athletes: The Specialist and The Generalist.

The Specialist who generally went to public schools, would play a single sport year-round and would dedicate all of their time, energy and physical and mental bandwidth to mastering that sport.

For me, this was Australian Rules Football.

The Generalist (who was most likely a private school kid), on the other hand, would play multiple sports that would change with the seasons, and they would dedicate all of their time, energy and physical and mental bandwidth to becoming competent in all of them.

Outside of sports, it’s apparent that certain vocations and industries require Specialists and others, Generalists.

You don’t want the individual performing your Corneal Eye Graft surgery to be a generalist, just like you don’t want the individual running your company to be a specialist.

It’s advantageous for eye surgeons to specialise in the anatomy and medicine of the eyes just like it’s important for Chief Executive Officers to have general know-how in multiple facets of how a company and its people operate.

Specialists and Generalists

The craft of marketing, however, is one of those rare vocations where it’s necessary that the aspiring are both “specialists” and “generalists”.

They must dedicate all of their time, energy and mental bandwidth to specialising in the craft of marketing while gathering a tremendous and generalised knowledge of the outside world.

Because the primary purpose of marketing is attention, marketing is made stronger through the use of metaphorical thinking; the mental process where the mind naturally looks for similarities between two very different unrelated subjects to better understand them and want to find out more.

As a marketer, it’s far easier and more effective to reach for connections via metaphors when there is general knowledge in a number of different subjects. The better we know how people are thinking the better we can serve them.

Hence why marketers should observe as much as they market.

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Peter G

Marketing to the Wealthy & Top-End-of-Town

4y ago

Get Client Referrals on Purpose and Not by Accident
Peter Gianoli

For people like me in marketing it is a very unwelcome fact: the higher up the financial food chain you go in search of clientele, the less likely you are to obtain a customer, client, or patient through advertising, direct mail, or other proactive outreach.

Oprah Winfrey isn't going to search Google for a chiropractor, nor will she be motivated by a late-night TV ad. If she has back pain, she'll reach out to her network for a recommendation.

To woo affluent clients the best weaponry is to repeatedly offer "bragging rights experiences” to your customer and client base.

The hospitality industry has been doing this for years.

Golf resorts have been dispatching massage therapists to deliver a quick rub to sore shoulders or achy backs between greens. Hilton's super upscale Conrad Hotel introduced the now popular "pillow menu" and individual concierges. Whilst St. Regis, introduced your personal butler.

You probably don't operate a hotel or a resort, but you can learn a lot from the most upscale of them. The best have committed clientele, unwilling to stay elsewhere unless absolutely unavoidable, and urging their peers and friends to follow their lead.

Most businesses settle for whatever word-of-mouth advertising or specific referrals they get by accident, but in marketing to the wealthy, it is more vital to get them and each referral is so valuable, that a strategic investment of time and money is warranted.

There are three main steps to this strategy:

1. creating experiences that make customers motivated, or better yet compelled, to tell others about - i.e. the basis for storytelling

2. recognising and rewarding those who do refer

3. tracking, measuring, and managing referrals

Steps 2 and 3 aren’t very useful without step 1, which is pretty obvious.

By taking the time to understand the psychological and emotional drivers of your wealthy customers’ buying behaviour and enthusiasm for what they buy and whom they buy from to crafting the most appropriate sales language and choreographing your sales process – all combines to form the Total Experience as felt by the customer.

That total experience determines a customer’s willingness to refer when asked as well as the likelihood of them spontaneously recommending you to others of their own initiative.

An important thing to understand is that mere satisfaction is not sufficient.

For example, there are many businesses I buy things from and do business with which I am sufficiently satisfied to continue as a customer. My dry cleaner, the local car wash, and my Accountant. But I have zero motivation to tell others about these businesses, let alone passionately urge others to use them.

On the other hand, I have actively referred people to my dentist; my graphic designer Troy, my favourite restaurant, Brika.

Why do I champion these businesses but not the others?

Because they do more than satisfy.

They meet a higher standard. The secret to referral stimulus is the difference between satisfaction and enthusiasm, produced either by merely meeting expectations or by exceeding them.

Getting recommendations and referrals from your clients is about turning them into storytellers about their experiences with you.

Nobody gathers a crowd around at a cocktail party to tell them, "My dry cleaner gets my clothes clean, folds them, and puts them on hangers." It's just not much of a story.

Here's why this is particularly important in working with affluent clientele:

Surveys show that the affluent are 30% less likely than the general public to return or exchange unsatisfactory merchandise, seek out management to lodge complaints, or make their disappointments known.

Their time is too valuable to spend on such activities. They simply go elsewhere. If the experience you are delivering is unsatisfactory or merely ordinary, you can't rely on your wealthy customers to do your work for you and alert you to your mediocrity. You have to determine it, based on poor referral statistics or other statistical measurements and observation.

Affluent consumers keep their disappointments to themselves and go searching elsewhere for better experiences.

Peer Recommendations Rule

Abundant survey and statistical data supports the premise that, the more affluent the consumer, the more likely they are to rely, in whole or part, on word-of-mouth information and recommendations from peers in selecting stores, restaurants, products, services, and professional providers.

If their interest is captured by advertising or direct solicitation, the wealthy consumer is at least four times (400%) more likely to ask their network about the company than is a consumer of average means.

With the affluent, word of mouth is far more critical.

And far more valuable. And must be earned through complex creation and delivery of exceptional experiences that serve as a basis for positive, interesting storytelling.

If you have all of this in place, you will get referrals.

When you do, Step 2 (recognition and reward) should occur.

I cannot tell you the number of times I've heard the same unhappy story – “I sent my friend/ client/ neighbour to x and never got so much as a thank-you note."

Each person telling me that story is expressing deep resentment of not being shown deserved respect and appreciation and reinforcing their determination never to recommend that business to anyone else. I don't think most businesspeople understand just how much it irritates people who deserve appreciation but not get it.

This is multiplied with the affluent, who feel privileged to begin with and take the absence of appropriate response as a slap in the face.

When they do you a favour, such as referring a customer, they are waiting for an appropriate acknowledgment.

The good news is that recognition and rewards motivate more of the same behaviour.

I guess we can all be Pavlov's dogs.

The best way to turn a first-time or occasional referrer into a frequent one is: recognition.

And, the more affluent the customer, the more personal the recognition should be. They do not need a gift card that you buy a dozen at a time to reward referring customers. A personal, preferably handwritten thank-you note will do.

But, ideally, its best to find and obtain something of specific relevance to the individual or their business, family, pets, or personal interests. And in doing so, you are developing even more “bragging rights experiences”.

Finally, Step 3 is holding yourself, your staff, and even your clients accountable for referral activity.

This means measuring effectiveness every way you can, beginning with overall stats.

I often ask a professional service provider like a dentist or chiropractor to tell me how many referrals they’ve received per active patient this year to date vs. last year … and guess what – most of them have no idea.

You can't manage what you don't measure.

Depending on the nature of your business, you may be able to measure one staff person's efficacy at securing referrals against another’s. You can certainly track referral numbers, frequency, and consistency for each customer, client, or patient. The courageous marketer will single out the clients referring below par and engage them in frank discussion about it.

The point is that referral productivity is something to be proactively managed, not passively accepted, whatever it is.

 

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Peter G

Marketing to the Wealthy & Top-End-of-Town

4y ago

If you're used to spending big on exclusive purchases, then the Bugatt London Cafe is likely to be right up your street.

Here, you can buy a shot of espresso for a whopping $60 US.

But what exactly is it that makes this purchase so special?

For starters, it's all about the rarity factor.

Rare items always command a high price, simply because they're so hard to come by. And when it comes to prestige purchases, it's all about the bragging rights. After all, not everyone can say they've been to the Bugatti London exhibition centre and bought a shot of espresso for $60!

As featured in the Robb Report, a $60 espresso grants you access to what was previously an invitation-only location. The Ettore shot (named after the company's founder and patron Ettore Bugatti), is served in a cup made from the carbon fibre that usually adorns Bugatti's cars.

Now that you have your espresso, you are permitted to savour it with full access to the showroom and it's lounge. One of Bugatti's latest hyper cars serves as a cafe' backdrop, and the showroom is fitted with the Bugatti's Home Collection furniture. The Bugatti chairs are specially designed with the same leather and blue-tinted carbon fibre found in and on their spectacular vehicles.

But it's not just about the money.

There's also a psychological element at play.

When we make exclusive purchases, we're buying into a lifestyle, a certain way of life that is only accessible to a select few. In doing so, we feel more special and unique. And that feeling is priceless.

Of course, the person buying a $60 cup of espresso maybe isn’t the same person buying a $3 million Bugatti. But you are treated as such, and if you are interested in further repping the brand (or bragging about the experience), the Mayfair London showroom is one of the only locations that features the company’s full range of merch, including hats, clothes and watches.

One can definitely lift a carbon-fibre cup to that.

So, if you're into crafting a unique and special experience, a Bugatti espresso is definitely an investment worth checking out.

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Peter G

Selling The Invisible Building

4y ago

Every business, regardless of size or industry, needs to grow in order to survive and thrive.

While there are many ways to achieve growth, not all of them are equally effective. Here are six proven methods that will help your property development company expand and grow.

1. The importance of market research

When it comes to growing a property development company, market research is essential. This involves studying the current market conditions and trends, as well as analysing the competition. By doing this, you can identify opportunities for your company to grow and expand. You can also determine what strategies you need to use in order to be successful.

2. Business model innovation

One way to help your property development company grow is to innovate your business model. This means coming up with new ways to do business and generate revenue. It may involve developing new products, features or services, or finding new markets to sell to. By innovating your business model, you can stay ahead of the competition and continue to grow.

3. Customer segmentation

When it comes to growing a property development company, one of the most important things is to focus on your customers. This means dividing your customers into specific segments and targeting each one separately. By doing this, you can better understand their needs and wants, and create products and services that appeal to them. It also allows you to tailor your marketing and sales efforts to each customer segment, which can lead to more sales and more growth.

4. Value proposition development

Another way to help your property development company grow is to develop a strong value proposition. This is the unique selling point that sets your company apart from the competition. It should be something that is valuable to your customers and that they cannot find anywhere else. By developing a strong value proposition, you can attract more customers and grow your company.

5. Go-to-market strategy

When it comes to growing a property development company, one of the most important things is to have a solid go-to-market strategy. This is the plan that you will use to market and sell your products or services. It should be well thought out and based on your target market, customer segments, and value proposition. By having a strong go-to-market strategy, you can increase sales and grow your company.

6. Resource allocation

Another important factor in growing a property development company is to allocate your resources wisely. This includes your financial resources, as well as your human resources. You need to make sure that you are investing in the right areas, and that you are using your resources in the most efficient way possible. By doing this, you can maximise growth and expansion.

There are many different ways to help a property development company grow.

However, not all of them are equally effective. The six methods described above are some of the most proven and effective ways to achieve growth.

If you want your company to expand and thrive, then you should implement at least one of these methods.

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Peter G

Selling The Invisible Building

4y ago

When selling apartments off the plan, attracting property investors to your new offering is desirable.

These sales help in reaching presales targets and should be sought after. In order to achieve these sales, it is essential to develop separate marketing assets that help investors decide to commit.

Specific marketing assets

Whilst the project brochure, computer renders, display suites and website are predominantly focussed on owner occupiers - a different set of marketing materials is needed to attract the attention of property investors. Property investors are far more analytical in their decision-making process and require more detailed information on which to base their investment decision.

Items such as depreciation schedules (for tax benefits), rental assessments and occupancy reports from local real estate agents, and the option for furniture packages and rental guarantees are all great ways to enhance sales.

Too often developers tackle investment sales as an afterthought. By including these key marketing materials from the outset, you will have a greater chance of making your project attractive to property investors and achieving your desired sales results.

The other key factor is the method of selling to property investors.

It is essential to have a sales team that understand the needs of investors and are able to provide them with the necessary information and support throughout the process. This includes availability of finance options, legal advice on contract conditions and the ability to provide a personalised service.

Selling off the plan apartments to property investors doesn't have to be difficult - with the right team and marketing strategy in place, you will be well on your way to success.

 

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Peter G

Selling The Invisible Building

4y ago

When it comes to selling off the plan apartments, having an interior designer on your team is critical.

Interior designers are experts in putting together a vision that will capture the imaginations of buyers. They need to understand what today's buyers are looking for and know how to capture their attention. Their expertise creates a vision for potential buyers and in doing so makes your marketing materials look aspirational and amazing.

All of the marketing materials for these properties will require appealing images, and it's important to choose furniture, lighting and colours that will appeal to buyers. The best way to achieve this is by hiring an interior designer who understands the wishes and wants of your target market.

Creating an inviting and stylish display suite is essential, as is choosing the right furniture and decor for marketing materials. By appealing to potential buyers' senses, an interior designer can help generate more interest and leads in off the plan sales.

So, if you're looking to sell off the plan apartments, make sure you have an interior designer on your team.

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Peter G

Selling The Invisible Building

4y ago

When it comes to selling apartments off the plan, the campaign strategy is of utmost importance.

After all, you want to get the most bang for your buck when it comes to marketing media! The good news is that with clever cut through creativity and strategic thinking, you can maximise the results of your investment in marketing.

Marketing Spend is Substantial

When selling apartments off the plan, your marketing media budget can be substantial.

The campaign strategy, including investment and any print production associated with lead generation, is typically the largest spend in property marketing - whether it be digital or print advertising, outdoor billboards or mailbox drops.

To maximise the results from this expenditure, the creative direction for these campaigns is critical.

It's important to make sure that you invest your money in a way that will generate the most leads possible.

One of the most important aspects of any campaign is the creative direction.

The creative needs to be highly strategic and agile, so it can adapt as needed to changing market conditions.

An effective campaign strategy will help you to sell apartments off the plan quickly and efficiently. The more targeted the lead generation strategy (whether it be an exercise focused on existing databases or a much broader "public advertising strategy), the more likely it is to result in successful sales.

With the right creative strategy, you can make your campaign work for you and sell apartments off the plan quickly and efficiently.

To get the most out of your marketing dollars, make sure your campaign strategy is well-planned and executed flawlessly.

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Peter G

Selling The Invisible Building

4y ago

When selling apartments off the plan, it is important to highlight to potential buyers the benefits of moving into your development.

One key way to do this is by producing a substantial community analysis.  This is especially important if the local community is well serviced with liveable activities.

A community analysis is a great marketing tool for selling apartments off the plan. It helps potential buyers visualise themselves living in the development and taking advantage of all the nearby amenities.

Community analyses can be time-consuming, but they are worth it when you're trying to sell apartments off the plan.

When creating a community analysis, be sure to include information on medical facilities, shopping, hospitality, sport and recreation, places of worship, proximity to public transport and the like.

This will give potential buyers a well-rounded view of what it would be like to live in your development. Plus, it shows that you’ve done your research on the area and are knowledgeable about the local community.

If you’re not sure where to start, there are plenty of templates available online that you can use as a guide. Just be sure to tailor it to your development and the specific needs of your target market.

Creating a community analysis is a simple way to show potential buyers that your development is the perfect place to call home.

By giving potential buyers this information, you are helping them in their decision making process.  

Take the time to create a community analysis for your development – it will be worth it in the end!

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Peter G

Selling The Invisible Building

4y ago

It can be tough to sell apartments off the plan in today's market.

In a competitive market getting your property seen and sold is not guarantee. More and more developments are coming to market all the time, so it's essential that you find ways to make your property stand out from the rest.

One great way to do this is to deliberately go against industry norms.

What does it mean to defy industry norms?

In real estate, there are many established ways of doing things. But that doesn't mean you have to do things the same way as everyone else!

Defying industry norms means breaking out of the mould and doing things differently. It's a great way to make your development stand out from the rest. As the late Earl Nightingale once said, "if you look around at what everyone else is doing, and do the opposite, you'll probably never make another mistake for as long as you live."

So, how can you go about defying industry norms?

Here are some tips:

  • Think outside the box when it comes to your marketing strategy. There are lots of different ways to market your development, so don't be afraid to try something new!

  • Be bold with your branding. Make sure that your development has a strong and distinctive brand that will help it to stand out from the crowd.

  • Be different with your design. There are endless possibilities when it comes to designing your development, so make sure to explore all of them!

  • Look to use effective marketing ideas and strategies from other industries to make your development stand out.

Selling apartments off the plan doesn't have to be difficult. By deliberately going against industry norms, you can make your development stand out from the rest and get great results!

Try these tips and see for yourself!

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Peter G

Selling The Invisible Building

4y ago

It's no secret that selling apartments off the plan is a challenging task.

To be successful it is crucial to have a deep understanding of your target market.

By having genuine insights into what buyers are looking for, you can create a sales and marketing campaign that speaks directly to their needs and concerns. This will help you overcome any hesitations or objections they may have and increase the chances of closing a sale.

Who are they? What do they want? What are their fears and concerns? These are all crucial questions that you need to answer in order to create an effective sales and marketing campaign.

Understand buyers needs and then you can address them

Once you have a good understanding of your target market, you can start devising a plan that addresses their needs. This could involve creating targeted marketing materials, such as brochures or website content, that speak directly to their concerns. You might also want to consider holding events or open houses that are specifically designed to appeal to potential buyers.

By taking the time to understand your target market and create a targeted sales and marketing campaign, you can increase your chances of success when selling apartments off the plan.

Developing a strong buyer insight profile is a collaborative effort between the development team, sales team and marketing team.

It should consider all the elements of who, what, where, when, how and why for your project to be most effective.

The process begins with market research which is then used to develop targeted personas.

Your target market might be first home buyers, downsizers or empty nesters for example.

Once you know who your target market is, you can start thinking about what they want.

What are their motivations for buying an apartment?

What do they need to know before making a purchase?

By understanding your target market and what they want, you can create a sales and marketing campaign that is much more likely to succeed.

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Peter G

Selling The Invisible Building

4y ago

When selling apartments off the plan, it is critical to have fabulous computer renders to help potential buyers visualise what their future home will look like.

The better the quality of the renders, the more accurate the detail and the more photo realistic they are, the more believable and successful your sales will be.

It takes a team effort to develop great computer renders - a skilled computer render technician, an architect with an eye for detail, and an interior designer who knows how to craft inspirational lifestyles. 

It is also critical to involve the sales and marketing professionals early in the process so that they can provide input on what potential buyers are looking for and how best to present the renders to them. Developing an accurate client avatar is essential in order to create targeted, effective renders that will result in sales.

A carefully styled suite of renders should serve the advertising as much as the brochure.

Photo-realism is yesterday's news.

Choosing the right render consultant can deliver untold benefits beyond realism.

Aspiration is important. But within reason; a typical buyer doesn't necessarily want to see an Italian designed, postmodern $25,000 armchair. The right furniture and styling, lighting, atmosphere, angles and animation can add enormous depth and sophistication to a campaign.

Renders will not only form the backbone of your display suite images and brochure but will also feature prominently in the ongoing lead generation campaign.

When done to this level, renders become an invaluable sales tool that can help you successfully sell apartments off the plan.

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Peter G

Selling The Invisible Building

4y ago

When you are selling apartments off the plan, it is vitally important to have a good set of marketing assets. 

This includes providing solid proof elements, everything from high-quality photos and videos to well-written copy that answers the questions that buyers are likely to have in their minds. By providing potential buyers with all the information they need, you can make it easier for them to take the leap of faith and purchase an apartment from you. 

Important proof elements

Let's take a look at some of the most important proof elements you should be using! 

One of the most important things you can do is provide high-quality renders and photos and videos of the potential apartment. This will give buyers a good idea of what they can expect when they move in. Make sure to showcase all the best features of the apartment, such as the view from the balcony or the spacious kitchen. 

In addition to this, it's also important to provide potential buyers with a clearly dimensioned and simple to understand floor plan. This will give them a better idea of the layout of the apartment and how much space they can expect.

One of the most important things you can do is give buyers peace of mind by providing a contract that outlines all the details of their purchase. This should include information on the delivery date, price, and any other important details. By providing this information upfront, you can help to ease any concerns that buyers may have about their purchase. 

Justify the asking price

One of the major concerns a potential buyer has is whether they are being asked to pay too much for the apartment. By providing an independent valuation report, you can help to ease these concerns and show potential buyers that they are getting a fair price. 

It is also wise to highlight product guarantees and defect periods in your marketing materials. By doing this, you can show buyers that you are confident in the quality of your product and that they will be protected should any issues arise. 

Finally, remember to keep your target market in mind when creating your proof elements. Be sure to use language and imagery that will appeal to them and address their specific concerns. It is always wise to put yourself in the buyers shoes and think about what would help you make a decision when purchasing an apartment off the plan. 

If you take the time to create strong proof elements, you will be well on your way to selling apartments off the plan successfully! 

Do you have any tips for creating strong proof elements?

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Peter G

Selling The Invisible Building

4y ago

When it comes to apartment development projects, I believe that the penthouse should be offered first. 

This runs contrary to standard practice, which dictates that the quick-selling, low-priced products should be offered first in order to gain sales momentum. 

There are several benefits to offering the penthouse first. 

Firstly, selling the penthouse establishes a premium price point for the entire project.

Secondly, catering to penthouse buyers early on gives more time to work with them one-on-one and tweak the floorplan, parking layouts and the like during the sale. None of this can be done later in a sales release without causing a lot of retrospective angst.

And finally, it gives market confidence, which can be garnered to help generate interest in the rest of the project. 

Deploy an off-market campaign and local agents

In order to offer the penthouse first, a developer needs to be comfortable with an off-market campaign and also have good relationships with the local agents. 

An off-market campaign is used to release a property discreetly and confidentially to the market without publicly advertising it. 

It is generally used for high-end properties and works best when the seller has a good relationship with the agent, who then passes on information about the property to their most qualified buyers.

Often the agent simply behaves as an introducer rather than getting heavily involved in the sale itself. This is because the likely penthouse buyer will spend some one-on-one time with the architect, interior designer and the developer to understand what they are buying, and how it meets their needs.

Whilst the majority of the apartments are likely to be sold by an in-house sales team or apartment specialist agents, the penthouse is more likely to be sold via a local agent.

This is because the buyer is often a downsizer living in the locality who will need to sell their current home simultaneously. An experienced local agent will have a good understanding of who is in the market and looking to downsize and have the resources to make the transaction. 

The off-market campaign for the penthouse needs to be very well targeted and run over a four to six-week window. 

Customisation is key

The key to selling the penthouse first is to ensure that the buyer understands the value proposition of the penthouse, and how it meets their needs. This can be done by providing a detailed information pack, which includes floorplans, renders, and a schedule of finishes. 

It is also important to provide a point of difference for the penthouse, such as a private roof terrace or unique layout. Where possible it is best to offer the penthouse as custom build and therefore allowing a range of variations that can be negotiated. 

Selling the penthouse first in an apartment development project is not without its risks, but I believe that the potential rewards make it worth pursuing. By taking this approach, you can establish a premium price point, gain market confidence, and have more time to work with buyers to tailor the property to their needs. 

What do you think? Is selling the penthouse first in an apartment development project a good idea? I’d love to hear your thoughts.

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Peter G

Selling The Invisible Building

4y ago

There are many benefits of having a free email list for your property development business. 

Perhaps the most important benefit is that you can gradually build up your list over time, until it becomes one of the most responsive lists in the industry. When you release a new offer, your list will be responsible for many of the initial sales. 

Building a free email list is one of the best investments you can make to your property development business. Done correctly, it will gradually swell with loyal new customers who are eagerly waiting to buy your latest off-the-plan apartment release. 

An asset that pays back over time

It should be your long-term view of not just creating lifelong customers or clients - but creating lifelong fans. Fans - literally the abbreviation of the word "fanatics" - are customers who don't merely buy from you. They are customers who advocate for you, promote you to their family and friends and are emotionally attached to your brand. 

There are many benefits to having a free email list of this type for your business: 

1) Every time you launch a development into the marketplace you are not starting with a blank page.  You have an existing list of prospects (and potential customers) to market your new development too.

The more you release, the bigger your database becomes and the easier it is to sell subsequent developments. 

2) You can control the message that goes out to your list. This is vital for creating a strong relationship with your subscribers and ensuring that they only receive information that is relevant to them. 

3) You can segment your list so that you send targeted messages to different groups of subscribers. This allows you to be more strategic in your marketing and ensures that each subscriber receives content that is specifically tailored to their needs. 

4) A free email list gives you the ability to stay in touch with your subscribers on a regular basis. This allows you to build a relationship of trust and loyalty with them, which is essential for ensuring that they remain interested in your off-the-plan releases. 

A free email list can be one of the most valuable assets for a property development business - if done correctly. It takes time, effort and consistency to grow a responsive list of subscribers - but it is more than worth it in the long run.

 What are you waiting for? Get started on building your free email list today!

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Peter G

Selling The Invisible Building

4y ago

When it comes time to sell apartments off the plan, there are many factors that you need to take into account.

One of the most important decisions you'll make is whether to use external or internal selling agents.

Each Has Its Own Pros and Cons.

Each has its own set of pros and cons, so it's important to weigh them up carefully before making a decision.

External selling agents have the advantage of being able to tap into their own networks of clients and prospects.

This can help to lower your client acquisition costs, but it's important to remember that they will also be meeting new prospects as a result of your marketing expenditure, which they may direct elsewhere.

Other advantages of external selling agents include their experience and knowledge of the market, as well as their ability to provide an unbiased opinion. External selling agents are also constantly subjected to sales training and motivation, which can be beneficial to your project.

On the downside, external selling agents can be more expensive than internal ones, and you may have less control over them. Additionally, they may not have the same level of commitment to your project as someone who is employed by you.

At 1% of Gross Revenue - Marketing Spends Can be Sizable

For an off the plan apartment development it is likely that you will spend up to 1% of gross revenue on marketing.

This can amount to a sizable sum. Most apartment property developers are likely to undertake more than one apartment project and therefore consideration of developing a strong in house sales and marketing team can be a logical step to take.

Over time, an experienced and professional sales team will have a good understanding of the market, be well networked and become apartment specialists.

They will also be able to provide an important link between the developer, project manager, architects and other consultants on the project.

A good sales team will also understand off the plan buyers' needs and how to best present the development to them.

An internal sales team can be more flexible than external agents and this may result in savings on selling commissions.

An in-house team will also have a better understanding of your brand values and how you want the development to be presented.

The disadvantages of an internal sales team are that they will need to be managed and trained by the developer, and they may not have the same level of industry experience or market knowledge as external agents.

Additionally, an internal sales team may not have the same extensive network of clients and prospects.

Choose Carefully

The decision of whether to use external or internal selling agents should be based on what's best for your project. Consider all of the factors involved before making a decision.

Both models have their own set of pros and cons, so it's important to take the time to consider all of your options before making a decision. The right mix of selling agents will be critical to the success of your project, so choose carefully!

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Peter G

Selling The Invisible Building

4y ago

When it comes to marketing and selling apartments off the plan, there is no room for mistakes.

The future of a property development rests solely on the ability to make sufficient sales to attract funding from lenders for the development to proceed. It is essential that a developer convinces enough buyers that their vision can become a reality.

This concept of vision to reality is often misused and misunderstood.

Many oversimplify property as a game of bricks and mortar. But in reality, it's far from the truth. Very little has to do with the tangible. It's more an intangible art of connecting with people through storytelling.

Storytelling that outlines.

How is this project different?

What makes it a better choice than the next?

Why should I invest my money with this development?

To achieve this a developer needs to craft a unique story, grounded in honesty and authenticity and delivered with a touch of personality to achieve passionate engagement.

It's not about features and benefits or the hard sell.

It's about a connection on an emotional level that engages the buyer in the experience, so they can see themselves as part of the story.

When this is done well, buyers are more likely to invest in the development and less likely to pull out when things get tough (as they inevitably will at some stage during the development and construction process).

A developer that can create this level of engagement and connection with their buyers will be well on their way to success.

The developer who is confident enough to abandon the cookie-cutter or templated approach to property marketing and spend the time and money upfront on strategic brand positioning and creating a differentiated story will be the one who comes out on top.

In today's market, it is more important than ever to have a solid plan in place to ensure successful sales. With so much competition, buyers have become savvier and are looking for something that speaks to them on a personal level.

A developer needs to ask themselves:

What is my story?

How can I tell it in a way that will resonate with my target audience?

Answering these questions is the first step in creating a vision to reality concept that will set your development apart from the rest.

A tailored approach is better for the developer and in turn better for the project. It allows for a more intimate connection with buyers and creates a level of engagement that is essential for success.

What's your story? How will you tell it?

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Peter G

Selling The Invisible Building

4y ago

Have you ever looked closely at a property development's DA documents and thought, "Wow, there's some great marketing material in here!"?

I doubt it, but if so, you're not alone.

Property developers can often find themselves with a wealth of valuable marketing assets at their disposal - if they know where to look.

Over the years I have found many a great marketing "hook" deep in the documentation of a developer's DA pack.

Here are just a few tips on how to get started:

- Look for areas where the development will excel. This could be in its location, design, features or something else entirely.

- Once you've found an area where the development will excel, look for ways to turn this into compelling marketing content. This could be in the form of a headline, social media graphics or even material for a video.

- Be sure to make use of any great photos or diagrams that you find in the DA documentation. These can be used on your website, social media channels or even in printed marketing materials.

Remember to get a development approval from an authority, it is as much about allaying the fears of constituents (aka the near neighbours) as it is about meeting regulations, and as such the architects, planners and various consultants who prepare these, have learnt to make their case accordingly.

Utilise this to your advantage.

It is the handling of these potential objections, and the case put in the form of attributes to the development that are the sales and marketing gems, that we should highlight, explain and within reason, embellish to provide sales and marketing gold.

For example: Under the heading of “Provision for private, semi-private and communal open space for amenity, safety and communality”

The DA response was “Provide every dwelling with a front and back yard, a garden and utility space”.

From a marketing sense this is “every home in this development has been designed to provide a crafted, landscaped front and backyard. No need for hours in the garden, yet still have the benefits of family BBQ’s, fresh vegetables and herb plots and space to let the kids play.”

Or another

– in “Dry” DA document pack speak…

“Treat the mews as a high amenity landscaped environment rather than a vehicle dominated space”

In marketing speak…

“Foremost in the minds of our award-winning landscape architects was how you can enjoy this developments green areas and gardens. Find a tree to sit under and relax, smell a freshly bloomed flower, or pick a piece of lavender to place into your laundry”

And so on.

So, next time you're looking at a DA pack, don't just see it as a necessary evil.

Instead, view it as an opportunity to uncover some valuable marketing assets for your development. Who knows - you may just have a goldmine on your hands!

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Peter G

Selling The Invisible Building

4y ago

A residential apartment development is a complex beast.

There’s the design and planning, then there’s the construction and – of course – the marketing and sales.

It takes a team to build an apartment development, and it takes a team to sell one too. My preferred strategy is to use the “scenius” model of creativity to successfully market an apartment development.

The "scenius model", which has been adapted from the thinking of musician Brian Eno, is based on the idea that great ideas often come from groups of creative individuals working together.

This is what is known as an "ecology of talent".

It's a group of people with different skillsets who are all working together towards a common goal.

In the case of an apartment development, it is wise to have architects, interior designers, marketers, realtors and so on all working together to create a successful off the plan sales campaign.

I believe that this is the most effective way to market an apartment development because you are tapping into the collective creative power of a group of people.

Everybody brings their own unique skills and perspective to the table, which leads to more innovative and creative solutions.

If you look back closely at history, many of the people who we think of as lone geniuses were actually part of “a whole scene of people who were supporting each other, looking at each other’s work, copying from each other, stealing ideas, and contributing ideas.

” Scenius" doesn’t take away from the achievements of those great individuals: it just acknowledges that good work isn’t created in a vacuum, and that creativity is always, in some sense, a collaboration, the result of a mind connected to other minds.

To put it even more simply: Genius is an egosystem, scenius is an ecosystem.

Our world of property development functions best when it is an ecosystem in which the potential buyer and ultimate resident is placed first and foremost.

Under the Scenius model this is achievable because each discipline behaves in cooperation, community, and appreciation with one another's expertise. I have found this far more powerful as opposed to the traditional model of each team working in silos.

It's important to have a mix of people with different skillsets on your team when deploying the scenius model because they will all bring, not only their own skills and perspectives, but also a network of other creatives that they can tap into.

For example, an architect will probably know a great digital renderer who will produce the best graphic representations, or a marketer who works with the best in animation who could provide an edge to the campaign.

The Scenius model is all about collaboration, and the more people you have working on a project, the better the results will be.

This Scenius model approach is a proven strategy for success, and it will help you tap into the collective creative power of a group of people.

You’ll be surprised at what you can achieve when you work together as a team.

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Peter G

Selling The Invisible Building

4y ago

When selling apartments off the plan, it is vitally important to build proof with potential purchasers.

By putting together, a raft of well-thought-out marketing collateral and using them in a convincing presentation, you can help to convince buyers that the offering will be to their liking and worth taking the plunge.

Here are some essential proof building elements:

  • A well-designed and professional website

A key part of building proof is having a high-quality website that potential buyers can visit to find out more about the project. The website should be easy to navigate, with clear and concise information about the development.

  • Detailed floor plans and renders

Floor plans and renders give potential buyers a clear idea of what the development will look and feel like. Make sure to include a variety of floor plans so that potential buyers can see how the different apartments lay out.

  • A location map and proximity to amenities

For many buyers, location is key when choosing a new home. Include a map on your website or in your presentation so that potential buyers can see where the development is located in relation to key landmarks and amenities.

  • A project schedule

Let potential buyers know what to expect and when, by including a project schedule on your website or in your presentation. This will give them a clear idea of how the development is progressing and when they can expect to move in.

  • Testimonial from Industry Expert

If you can get a testimonial from an industry expert, this will add considerable weight to your proof. Include this on your website or in your presentation to really help sell the development.

  • Facts I Statistics

Nothing sells an investment like hard facts and statistics. Include any relevant data you have on your website or in your presentation to help convince potential buyers that the development is a sound investment.

  • Publicity ·reprints of articles, magazines, newspapers, etc ·

You should aim to be featured in the press. If you are successful make sure to include this on your website or in your presentation. This will add even more credibility to your development.

  • Guarantees

It is essential to offer a good set of guarantees. Include these on your website or in your presentation. This will help to ease any concerns potential buyers may have about the development.

By including these key elements, you can help to build substantial proof and convince potential buyers that your development is worth investing in. So don't neglect the importance of putting together a strong marketing campaign and make use of all the tools at your disposal to help sell your development.

If you can build proof that the development is well worth an investment, you’re one step closer to selling apartments off the plan.