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How to Stage Your Home for Sale (while you are still living in it!)
- Sue & Claire
- Aug 21
- 9 min read
Selling your house and still living in it can be a challenge. Of course you want it to look it's best for the photos and keep it looking like that for viewings, but meanwhile, you still have to cook, sleep, and live your daily life.
As professional home organisers with 10 years experience of helping people organise (and sell) their homes, here are our top tips to help you stage your home for sale and how to ensure it looks fabulous while remaining functional.
What is home staging - and why is occupied staging different?
Home staging is all about displaying your home so it looks its' absolute best and appeals to the greatest possible pool of potential buyers.
The idea is to show off the space to its best advantage, so viewers can see where furniture can go and how the rooms can be used. Essentially what you are aiming to do when staging a property for sale is create an environment where people can imagine themselves living.
Empty properties are sometimes staged with rented furniture and accessories in order to demonstrate scale and possibilities. However, in a home that is still being lived in, the strategy is different - although the overall aim is essentially the same.
Rather than bringing in rented furniture, or buying lots of new stuff, the idea is to make the best of what you already have. Essentially it's about taking your home as is is but giving it a little extra love so that it looks its very best.
Start with a ruthless declutter
Buyers want to see the space, not your stuff.
Go through every room and remove anything you don’t need day-to-day. For example in a kitchen, pack away appliances that are not frequently used, and aim to keep your worktops clear of clutter. In living rooms, pare back ornaments and clear away piles of newspapers, magazines, books and toys that make the space look cluttered.
Hallways in particular are often breeding grounds for clutter such as shoes, bags, and dog leads - go through them and be honest. Are they all really needed or could some be pruned? Consider donating excess to charity, or find a way to pack out of season or infrequently used items out of sight, perhaps using baskets or storage units.
If you have lots of cupboards and built in wardrobes, be aware that buyers will most likely want to look inside them! You don't want viewers thinking that your house is short of storage, so try and avoid just stuffing everything in cupboards. If you are packing things away, at least use storage boxes and shelving to organise the contents, so that it looks orderly.
If you have a lot of items to pack away, you could even consider temporarily renting a storage unit, but we suggest only doing this in extremis - much better to tackle any clutter now before you move.
Deep clean - and pay attention to how it smells!
It's amazing how we can become "nose blind" when it comes to our own homes. If you smoke in the house, cook a lot with spices or garlic, or have pets, this can be a particular problem as you literally won't be aware of how it smells to other people.
However, please don't just mask the smells with air fresheners/scented candles etc - it won't work, and can give the impression you are hiding something. It can even give people headaches or set off asthma attacks.
The most important thing is to ensure your windows are opened wide every single day to bring in plenty of fresh air. Make sure the bedsheets and towels are washed and changed frequently as well as any dog beds, and consider getting your carpets professionally cleaned (or hire a carpet cleaner and do it yourself).
If you can afford it, consider getting your house professionally cleaned to remove limescale from taps, deep clean shower screens and grouting, and really get into all those areas you don't always have time to tackle. Once the house is really clean, it's generally easier to keep on top of it.
Make every room earn its keep
Do you have any rooms where the purpose is not clear or what are dumping grounds for clutter?
Think about how to show the potential of the space, for example a box room could be cleared out and set up with a bed, side tables, and new bedding to create a guest room.
Or a funny unused alcove could be turned into a home office or study space with the addition of a small desk and some shelves.
You could buy any furniture and accessories cheaply from Amazon or charity shops, or look on Facebook marketplace for giveaways - it's really not necessary to spend a lot (we have even created beds out of piles of book boxes covered with a duvet - be creative and see what you can do!)
Depersonalise - with care
Many articles on home staging will recommend stripping out all personal items such as family photos, to create a neutral space that buyers can imagine themselves in.
While we agree that too much clutter, or personal items that dominate the space, are not a great idea, we also think that some personal items are absolutely fine, for example toys in a playroom. You don't want to take out so much personality that the house feels empty and soulless.
Give your home a glow up
When you've been living in a home for several years, it's common for it to start to feel a little tired. We often learn to live with little inconveniences like a loose door handle or unpainted skirting board and even stop noticing them after a while - but bear in mind that viewers definitely will notice them!
You want your home to feel fresh, clean and well maintained, so that buyers feel confident they can just move straight in, so now really is the time to attend to all these little jobs you have been putting off. If you are short of time, it may be worth your while booking a handyman for a day or two to come in and just work their way down a list.
One of the biggest selling points for a house is the kitchen, closely followed by the bathrooms. If they are really dated and/or in poor condition, then it may be worth getting quotes to get them replaced or at least upgraded. You can of course choose to leave them as they are but bear in mind that buyers will factor this into any offers that they make.
Once the basics are sorted, consider adding a few new accessories to freshen and update the look. It's amazing how some plump new cushions and throws, maybe some houseplants or new artwork, can really elevate the look of a room.
Again, think of this as an investment rather than an expense. You really don't need to spend a lot, the high street stores like B&M or Dunelm often copy the look of high end designers and by shopping carefully you can save yourself some money.
Plan ahead for the photos
When your estate agent has a date booked for the photographer, do think about styling and staging your house ready for the photos. The idea here is to "dress" the rooms, with any clutter removed and with everything arranged so it looks its most photogenic.
A good tip is to take your own photos first on your mobile phone to get an idea of how it will look. You may be surprised at what stands out!
In the kitchen for example you would put away things like cloths, sponges, and washing up liquid bottles, but add a nice clean tea towel and matching oven glove. The addition of a few accessories such as a plant, a bowl of fresh fruit, maybe a cook book on a stand, are all little tricks to help with presentation.
Similarly, bedlinen should be clean and not creased, towels neatly folded, clothes put away. Perhaps add some fresh flowers in the living room, plump the cushions, and add a coffee table book or magazine.
This may not be the way your house looks every day, but the photos will show every little flaw, especially when looked at online. For the sake of a little effort upfront you can give your house the best chance to shine.
Prepare to get “viewing ready” in minutes
When you’re still living in your home, last-minute viewings are inevitable and so is the rush to tidy up before the potential buyers arrive!
Plan ahead and make it easy for yourself to get ready for viewings as quickly as possible. For example large wicker baskets are perfect for quickly scooping up toys, and you can make sure you have laundry hampers to hand for clothes and towels on the floor.
Have a quick checklist you can run through:
Let in light and fresh air by opening curtains and blinds
Pull duvets over the bed and arrange any pillows
Clear kitchen surfaces
Quick hoover round
Empty the bins
Quickly gather clutter into baskets or boxes you can store away - if necessary you can even put them in your car!
The key to staging while you live in your home is creating simple systems you can maintain. Once the big declutter and reset are done, it’s much easier to keep it looking its best for viewings without feeling like you’re living in a show home 24/7.
Home Staging Services in the Cotswolds
If you're selling your home in Cheltenham or the Cotswolds, and find the thought of doing all this overwhelming, we can help.
We can help with any or all of the following:
Decluttering
Reorganising your furniture to make better use of the space
Designing new styling and decor schemes where appropriate
Sourcing and supplying new accessories or decorative items
"Dressing" the rooms for the photos
If needed we can also obtain quotes and liaise with cleaners, decorators, gardeners etc as needed, along with your estate agent and photographer.
We would always suggest starting with a FREE home staging consultation. We would visit your house and give you our initial recommendations for preparing your home for sale, for you to implement either by yourselves or with our support.
New Leaves can help transform your space quickly, kindly, and with minimal disruption — so you can keep living your life while attracting the right buyer.
Below you will find a summary of key Home Staging Q & A's. You can also get in touch with us direct for further information.
Occupied Home Staging: Your Questions Answered
Q: Can I stage my home while still living in it?
A: Absolutely. It’s about creating a clean, welcoming space buyers can imagine themselves living in — without turning your life upside down. With the right systems, you can live comfortably while keeping things tidy for viewings.
Q: What’s the difference between staging an empty home and an occupied one?
A: Empty homes are staged using hired furniture to show scale and style. Occupied staging works with what you already have — rearranging, refining, and sometimes adding small touches to elevate the space without making it feel artificial.
Q: Where do I start with staging?
A: Decluttering is your first move. Clear off surfaces, pack away personal items, and store anything you don’t need day-to-day. Buyers want to see the space, not your belongings.
Q: Do I need to stage every room?
A: Yes — every room should have a clear purpose. Leaving some rooms cluttered or disorganised can make your home seem smaller than it is and will detract from the overall effect.
Q: Is home staging worth it?
A: Absolutely! All the evidence suggests that homes that have been staged for sale will tend to sell more quickly and for a higher price than those that haven't.
Q: How can I prepare for last-minute viewings?
A: Keep a simple checklist handy. Open curtains, wipe surfaces, fluff cushions, empty bins, and stash clutter in a basket or car boot. Quick wins make a big difference.
Q: What should I remove from the house?A: Oversized furniture, exercise gear, or piles of paperwork can make rooms feel cramped. If possible store them away to open up the space.
Q: Should I remove all personal items?A: Not everything — just enough to create a neutral canvas. Tone down family photos and bold décor, but leave in a few accessories and flowers to keep things warm and homely.
Q: How do I keep it all up without stress?
A: Once the major declutter is done, set up easy routines. You’ll find it much easier to stay “viewing-ready” without feeling like you’re in a showroom.
Q: This is overwhelming - can you help?
A: Yes of course we can - just get in touch to book your free consultation.
Sue and Claire have been helping people across the Cotswolds transform their homes and properties since 2015. Whether staging to sell, or organising to live, we can help.
New Leaves - Professional Organising and Home Staging
Tel Claire on +44 7720887205
Instagram @newleavesinteriors
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