How Should Photos and Descriptions Be in a House for Sale Advertisement?

When putting your house in Bodrum or Milas up for sale, photos, the listing title, and description must consistently describe the same property. The buyer should be able to understand the room layout, usage areas, outdoor spaces, and sales conditions before visiting.

Therefore, instead of using general expressions like “very special,” “unmissable,” or “perfect,” include the verified features of your home. The purpose of the listing is to help the buyer compare the property's features with their own needs.

Gather information in a single file before writing the listing

Prepare an up-to-date property information file with your consultant. Check the photos, area information, number of rooms and bathrooms, building features, usage rights, and sales conditions from this file.

Especially identify the source of the following information:

Information How to verify? Net and gross area Through relevant documents, projects, or clear measurements Land and garden Through title deed, project, and documents showing usage rights Room and floor layout By examining the current layout and relevant project together Heating and other systems On-site inspection and technical documents if available Site amenities By learning the current usage status from the management Furniture and delivery conditions With the seller's current, clear statement and agreement conditions Surroundings and distances With current maps, relevant institutions, and on-site checks

Do not publish missing information as if it were a definite figure. If there are issues that need clarification in the title deed and building information, first review our guide on checking title deed and property information.

Use photos to describe the whole house

Arrange the order of photos in a flow similar to how the buyer would tour the house. Create a logical sequence between the living room, kitchen, rooms, bathrooms, and outdoor areas. Explain which photo belongs to which floor in a multi-story house.

In the landscape photo, indicate from which room, balcony, or terrace the shot was taken. Do not present an image taken from a neighboring house, common area, or aerial view as if it were a view from the living room.

Making a photo brighter and clearer is different from altering the current state of the property. Avoid using extreme angles that make the house look larger than it is, adding a non-existent pool, or removing known defects from the image. If virtual staging or design suggestions are to be shared, clearly state this and also provide current condition photos.

For preparing for the photo shoot, you can benefit from our guide on preparing a house for sale.

Select distinguishing information for the title

Include the region, property type, and the most prominent verified features in the title. Do not try to fit all the amenities into a single line.

For example, for a villa in Gümüşlük that truly has a sea view and a private pool, these two features can be used in the title. However, if the pool is shared, “private pool” should not be written. Similarly, the description should clarify from where the view seen only from the upper terrace is observed.

Ensure that the title, photos, and listing filters are consistent with each other. Choose definitions like apartment, duplex, or villa by comparing them with the property’s documents and current features.

Describe the use of the house in the description

In the first paragraph, briefly describe the location, type of residence, and basic features. Then explain which floor the entrance is on, the distribution of the rooms, the number of bathrooms, and the connections to outdoor areas.

In a multi-story house, instead of just writing “3+1,” describe what is on the entrance floor, which floor the bedrooms are on, and how to access the garden. This way, the buyer can assess the suitability of the layout for their own lifestyle.

Support the expression “suitable for year-round living” with concrete information. For a house in Gündoğan, the type of existing heating system, parking usage, and access to daily needs can be explained. If there is a heating infrastructure but no device installed, do not present it as if it were an operational system.

For example, “underfloor heating system is available and in use” provides different information than “infrastructure has been prepared for underfloor heating.” Use the one that is verified.

Be clear about area information and usage rights

Write the net area, gross area, land share, and garden usage separately. Specify the scope of the gross area and which document or measurement the figure is based on.

If there is a difference between the actual use of a terrace, storage, or additional room and its status in the documents, have it verified. Do not add an unverified area to the registered living space of the residence.

Clarify ownership and usage types for the garden and parking as well. The garden in front of a house within a site in Gümüşlük may only be used by that house; check the basis of the right before using terms like “private garden” or “exclusive ownership.”

Learn the current status of amenities like the site pool, sports area, or services. Do not describe a facility that is out of use as if it were a current and available service.

Support regional information with routes and access

In the “Regional and Environmental Information” section, instead of reiterating the house's pool, number of rooms, or kitchen, include information about the surrounding life and transportation.

You can choose approximately 3–5 meaningful distances based on the property's location: nearby center, beach or marina, daily shopping points, important transportation connections, and airport. For each distance, specify the starting and destination points.

Do not write the distance as the crow flies as walking distance. Check walking and vehicle routes separately. If you are providing a duration, use the term “approximately” and indicate that it depends on traffic conditions. If there is a condition affecting access, such as road incline or stairs, explain that as well.

For example, when describing a house's marina connection in Yalıkavak, measure the relevant route. When explaining access to daily needs in Gündoğan, choose verified points instead of a general “close to everything” statement. The examples in this text are for method purposes; they do not provide measured distances for a specific property.

Make sales and delivery conditions visible

Explain whether the house is rented, whether the furniture is included in the sale, and the delivery schedule. Keep known repair needs clear in the property file and buyer information.

If the furniture seen in the photo is not included in the sale, indicate that. Verify the current usage and delivery conditions before using the expression “ready for immediate move-in.”

When this information changes, do not just inform the consultant; ensure that the listing text and filters are also updated.

Compare all channels before publication

The same area, room, price, and delivery information should be used in the website, listing portal, social media, and texts in foreign languages. Check for errors such as a private pool turning into a shared pool in translation or the usage area being written differently.

Before publication, ask yourself the following questions:

• Do the title, photos, and description convey the same features?
• Have the areas and usage rights been verified?
• Is the location from where the view is seen clear?
• Are the site amenities current?
• Have the distances been measured with the correct route?
• Have the furniture, rental status, and delivery conditions been specified?

Perform a final check with your consultant and prepare the publication from a single approved information file. After the listing is published, keep the changing information updated across all channels.

You can review the other stages from sales preparation to key delivery in our house selling guide in Bodrum and Milas.