Selling your home
More homes on the market call for a better sales strategy
The Utrecht housing market has changed. There are more homes for sale, so buyers have more choice.
That doesn't mean a good home won't sell, but it does mean that presentation, pricing strategy and negotiation matter more and more.
That's why, at Gusto Casa, we look beyond just the asking price and Funda. We work out who your home will appeal to, how to present it at its best and what strategy it takes to get the right buyers moving. We literally pull out all the stops for the best result.
Home staging makes a difference
Estate agent in Utrecht
A good sale starts before your home goes online
The first choices often make the biggest difference to the final deal.
That's why we start every sale with a clear analysis of the house, the neighbourhood, the target buyers and the current market. From there we decide on the pricing strategy, styling and presentation.
Now that buyers have more choice, your home has to win people over online straight away. That's why, at Gusto Casa, home staging isn't an extra service but part of the strategy.
We look at space, light, sightlines, layout and atmosphere. Where needed, we use furniture and accessories from our own styling cupboard. Photography, video, copy and styling then have to tell one story.
Not to make the house look like something it isn't, but to show exactly why someone would want to live here. You're not really selling your own home; you're selling the buyer's new home.
- Which asking price attracts the right buyers?
- What still needs doing to the presentation?
- Which qualities of the house need to be visible straight away?
- What competition is on the market at that moment?
That extra push
The full presentation
Now that buyers have more choice, a home has to win people over online straight away. That's why, with us, styling, photography, video, copy and the choice of photos form one whole. We look at light, space, sightlines, layout and atmosphere and, where needed, use furniture and accessories from our own styling cupboard. Not to make your home look like something it isn't, but to show exactly why someone would want to live here. Our photographer Robert knows like no one else how to capture the right atmosphere. So viewers fall in love from the pictures alone.
Selling better with data
The value of your home and the right asking price aren't automatically the same thing. The asking price decides which search filters you show up in, which homes you compete with and how many potential buyers you reach. That's why we combine recent sales with current competition, market data, search behaviour and our knowledge of Utrecht. So we don't just set a price, but a strategy that fits your home and the market at that moment. Our blogs, monthly figures and analysis give you extra insight, so you can make the right choice with a good feeling.
Feeling at home
A buyer doesn't just buy square metres. The street, the neighbourhood, the light in the house and the feeling during a viewing also decide whether someone can picture themselves living there. That's why we don't just tell people what's in the house, but show them what it's like to live there. We know the story of the house and the neighbourhood, and we make sure it comes through in the presentation, the marketing and the viewings. A lovely scent, some music, and we share our tips for the area, so viewers can literally get a taste of the neighbourhood.
Creativity & flexibility
The asking price & negotiating
The value of a house and the right asking price are not the same thing. The asking price decides which search filters you show up in, which homes you compete with and how many potential buyers you reach.
Honestly, we've become so used to overbidding that we also have to bear in mind that buyers often look at asking prices well below their budget.
That's why we don't just look at homes that have sold, but also at current competition, market data, search behaviour and the specific qualities of your home. So we don't just set a price, but a strategy.
Negotiating becomes more important when buyers have more choice.
When several comparable homes are for sale, there's also more room for doubt and negotiation. That's exactly when it matters to know how strong a buyer's position is, which conditions are important and when you should move, or not.
Just a deadline by which the offers have to be in? That isn't always the best strategy. We want to take the temperature and sense what the viewers want. To give direction and stay in touch with potential buyers. That's how we get the best deal.
So we don't just look at the highest offer, but at the best combination of price, conditions and certainty.
This results in demonstrably better deals than the Utrecht average: currently around €950 per square metre on average. Do the maths.
Blogs & experience
What's happening in the neighbourhood
A house is never just the house. Changes in the area, new amenities and developments in the neighbourhood can all affect how buyers see a location. That one hip little spot, that new restaurant or that lovely new shop is what turns a neighbourhood into a home. That's why we keep track of what's going on in Utrecht and use that knowledge in our marketing and during viewings. So we don't just sell the house, but also its potential and that feeling of home.
Hotspots
A buyer wants to know what it's like to live somewhere. Where do you get good coffee, where do you like to sit on a terrace, and which places make the neighbourhood fun? We know the neighbourhoods like the back of our hand. From our own experience we can tell viewers where they really have to go. We bring those stories into our presentation and content. We often send viewers to the nicest spots, to literally taste the neighbourhood. That's the only way to truly fall in love with the house and the life you have in mind there. And that's often what wins buyers over.
Facts and figures
The experience matters, but buyers also want to understand whether their gut feeling is right. That's why we share relevant figures about the housing market, price trends and the neighbourhood. Nobody wants to buy a house in tears. Nobody wants a bad deal. So it's important that we turn the purchase into a celebration and take away the uncertainties. That combination of story and substance is exactly what Gusto Casa is about. Experiencing, feeling, and still staying rational.
A step further
First we look at what there really is to sell
We can measure square metres. But why did you choose this particular house in the first place? Where does the most beautiful light fall? What do friends always find special about it? And what are you going to miss most?
Those aren't fun facts for the brochure; in fact, we don't even make brochures any more. They're the basis for the positioning, styling, photography, listing copy and viewings.
In our own process, that's deliberately part of every first visit: the story of the house has to come back in the target buyers, the styling, the tour and the marketing.
Because if we can't explain sharply why someone should want your home in particular, how is a buyer supposed to feel it?
Gusto Casa means feeling at home
Personal contact, clear at every step
For us, a viewing isn't a tour where we just point out where the dishwasher is. Viewers can see that for themselves. We want to understand what matters to a buyer, where doubts arise and what information they need to make a good decision. That's why we know the house, the paperwork, the neighbourhood and the possibilities, and can have a conversation that is both well-informed and personal.
You get the same attention as the seller. With us you always know where you are in the sale, what the next step is and when you'll hear from us again. After a viewing day we report back, during the bidding process we explain what's happening, and even when there's no news for a while, we don't leave you hanging.
How we sell a home, step by step
From the first pricing strategy to the moment the keys are handed over, quite a lot happens. We make sure everything is right, you know where you stand and we don't miss any opportunities along the way.
Analysis & strategy
We dive into the data and details of your home. We analyse the market and the target buyers and decide together on the best pricing strategy and approach.
Styling & presentation
We pull out all the stops to show your home at its strongest, from styling and photography to video and copy. And to present the sales file properly, too.
Marketing & viewings
We make sure your home stands out to the right buyers and handle every viewing with attention, knowledge and energy.
Offers & negotiating
We set out every offer clearly, look beyond just the highest amount and negotiate for the best combination of price and conditions.
Sale & handover
Once the deal is done, we stay involved. We keep an eye on the agreements, the deadlines and the purchase agreement and guide you right up to the handover of the keys. And then it's time for Champagne.
What others say about us
Happy clients
9.6 on Funda & 4.6 stars on Google
€7,823 per m²
The average achieved by Gusto Casa in Utrecht in 2026.
€6,871 per m²
The Utrecht average.
That's a 13.8% difference, around €950 per square metre.
On top of that, buyers bid an average of 17.1% over the asking price on our Utrecht sales, against 12.8% on average in Utrecht.
What counts is what you're left with from the sale in the end. That you're happy and think: this was the right choice.
Selling your home?
Selling homes is second nature to us. Even so, every house gets us just as excited all over again. Still have questions? Or would you like to get to know us better? Lovely! Email, call or message us to make an appointment.