Property staging in Munich — professional staging to help with the sale
Between the decision to sell and the first property listing photograph lies the preparation of the rooms themselves. Home staging involves professionally staging a property before it is put on the market. Property staging is therefore not simply a matter of decoration, but part of the preparation for a financial decision. RIEDEL Immobilien, a family-run business based in Munich since 1982, has been using home staging in Munich for years as an integral part of marketing high-end properties.
Why rooms without furniture are harder to interpret
Before it is put on the market, a property may be empty, still furnished with the owner’s personal belongings, or partially furnished. All three scenarios present prospective buyers with the same challenge: they have to imagine what it would be like to live in these rooms. Because without furniture there is no sense of scale, empty rooms appear smaller than they actually are, and prospective buyers have to work out for themselves how the floor plan could be utilised. A property that is still occupied faces the opposite problem, as the furnishings, photos and colour schemes tell the story of the previous owners and overshadow the question of what the rooms could become.
A decision must therefore be made before the first photo shoot: should the property be put on the market as it stands today, or should it be staged first? This decision needs to be made sooner than many owners expect, as property staging must take place before the photos are taken. A published property brochure can only be enhanced retrospectively if the marketing campaign is paused to allow for this.
What is home staging?
The space is staged using furniture, colour, lighting and the design of the walls and floors. The aim is not to create a ‘catalogue look’, but rather to create a spatial effect that accurately shows the proportions and makes it easy to visualise how the space can be used: where the dining table is positioned, how the narrow room can be turned into a workspace, and how the garden acts as an extension of the living space. ‘Immobilienstaging’ and ‘home staging’ refer to the same thing. The German compound term and the English term are used interchangeably.
Distinguishing between renovation and refurbishment
The redesign does not alter the structure of the property. No walls are moved, no bathrooms are refurbished and no windows are replaced. That is the remit of a renovation or refurbishment, which requires its own budget prior to the sale. We work with what is already there: rooms are reorganised, heavy furniture is swapped for lighter pieces, lighting is adjusted and personal items are removed. That is why the process takes a matter of days, whereas building work can take weeks or months.
Typical measures
Almost every project involves furnishing (the selection, scale and arrangement of pieces in each room), lighting – utilising natural light, light fittings and warm light colours – and a coordinated colour and material scheme comprising textiles, wall surfaces and floor coverings. Added to this is the process of depersonalisation, whereby family photographs, collections and niche furnishings give way to a neutral, high-quality overall ambience. In occupied properties, changes are only made to a limited extent, whilst empty properties are fully furnished.
When the production pays off
Whether property staging in Munich is worthwhile depends on the condition of the property, the target buyer group it is intended to appeal to, and the price range at which it is being marketed. Before making this assessment, a valuation must be carried out: a property valuation in Munich determines what price a property can realistically command. Only then can it be determined what level of effort is proportionate for the presentation.
Condition, floor plan and price range as criteria
The increase in value is most noticeable in the case of vacant properties, those with unusual floor plans that require explanation, and houses or flats whose furnishings are clearly from a different era. In the case of a flat in Munich, staging is usually more limited than for a house, as the living room, kitchen and one bedroom are the key factors influencing the buyer’s decision. In contrast, a recently refurbished property that is already furnished to a high standard rarely needs more than a little fine-tuning before the photo shoot.
Home staging costs
Home staging costs depend on the number of rooms being staged, the amount of furniture involved and the length of the rental period until the property is sold. A concept for three rooms is quite different from fully furnishing a house. The exact cost in each individual case can therefore only be determined following an on-site inspection of the property.
Why use home staging when selling a property?
The impact begins with the property description. A staged room provides images in which proportions, lighting and layout are immediately apparent, and these images determine which property listings are even opened and which viewings are requested. Home staging for properties in Munich therefore first and foremost improves the quality of the marketing materials and, only secondarily, the on-site impression.
During the viewing itself, the focus of the conversation shifts. Prospective buyers no longer discuss whether a room is suitable as a child’s bedroom, but whether they like the overall layout. This shift is the real game-changer, because it directs attention towards the location, floor plan and condition of the property rather than temporary arrangements. It is not possible to deduce a specific increase in proceeds from this. Home staging influences the impression of the property, not its specifications on the data sheet.
In the premium segment, the benchmark is different: buyers considering high-end properties – from townhouses to luxury properties in Munich – expect a presentation of a corresponding standard. When selling a house, staging is therefore one component alongside valuation, documentation and the marketing strategy. The full process is described in ‘Selling a House in Munich’.
Property staging in Munich with RIEDEL
At RIEDEL, property staging is an integral part of the marketing process and is not an outsourced service, as the property analysis, furnishing concept, on-site implementation, professional photography and integration into property brochures, online portals and our network are all handled in-house. If property staging is outsourced, the service ends with the furnishing. Owners must then organise the photographs, property brochures and buyer outreach themselves.
Property owners in Munich looking for an estate agent with their own property staging service will therefore find a coordinated process rather than three separate contracts. RIEDEL is a member of the IVD and was named Estate Agent of the Year 2025 (Bellevue). As part of the international property network of Christie’s International Real Estate, RIEDEL reaches buyers far beyond the region. Christie’s International Real Estate demonstrates how this network operates. Properties are managed by the Munich and surrounding area branches, without being tied to any single neighbourhood. RIEDEL’s property sales division coordinates all other services.
Photography and video production
The footage is shot in our own marketing studio, immediately after the set-up, whilst the furnishings and lighting remain unchanged. Photography, floor plans and moving images are seamlessly integrated. ‘Immobilienvideos in München’ explains the full scope of video marketing.
The process of a staging project
Whether it’s a flat or a house: staging a property in Munich follows the same six steps, whilst the scope and duration depend on the size and condition of the property.
- Initial consultation and site visit: Assessing the rooms, condition, target audience and timetable.
- Concept and quotation: A furnishing plan for each room, scope of services and price, calculated based on the number of rooms, furniture and rental period.
- Furnishing and styling: Delivery, set-up, and on-site lighting and colour coordination.
- Photo and video production: Photography and videography immediately after set-up, tailored to the property brochure and online portals.
- Marketing launch: Property brochure, online portals, networking and viewings whilst the property is staged.
- Dismantling: Dismantling and collection of the furnishings following notarisation or handover.
What needs to be clarified before the furniture is installed
There are a few points to clarify before placing an order. The condition of the property determines the amount of work involved, as an empty house is furnished differently to an occupied flat, where the focus is simply on removing and adding items. As for the timing, the sequence set out in the process must be followed – first stage the property, then take photographs – otherwise the property brochure and online listings will show a condition that prospective buyers will not find when they visit. Added to this is the scope of the work – that is, the question of which rooms are to be furnished and which are to remain untouched – and, in the case of let or still-occupied properties, coordination with the occupants, as access and appointments help determine the timetable.
In Munich and the Fünfseenland region, the setting up and dismantling of the staging are co-ordinated with viewings and the handover. The scope of these services is set out in the quotation.
Completed projects and sold properties
In home staging, it is only the before-and-after comparison of the same section of the image that really shows how much a room has changed. That is why every project is documented in both states.
Example:
The continuously updated list of properties sold shows which properties in the city centre and surrounding areas have already been sold.
Frequently asked questions from owners
Discuss your concern with me directly and easily by phone. You can reach me Monday to Friday from 9:00 a.m. to 6:00 p.m., and Saturday from 10:00 a.m. to 2:00 p.m.
Leave me your number and I will call you back promptly.
Make a personal appointment with me for a detailed conversation on site.
Further topics relating to marketing
There are a number of other topics related to property staging in Munich: the valuation that precedes it, the sales process that surrounds it, and the formats that follow the staging.
- Property valuation in Munich – the first step before any marketing decision
- Selling property with RIEDEL Immobilien – an overview of all our sales services
- Selling a house in Munich – staging as a key element of the sales process
- Property videos in Munich – moving images showcasing the property
- Request a valuation – an initial estimate of your property’s value