The worst time of the day to hold a house viewing
Planning to sell your home? According to this property expert, your viewing schedule could make or break your chances of making a quick sale. While most sellers focus on things like decluttering and staging, one timing mistake could be quietly sabotaging their efforts.
Kevin Barzegar, managing director of Kaybridge Residential, an award-winning independent estate agency, has noticed a pattern that is costing sellers both time and money.
After years of arranging viewings across Epsom, Ewell, and Worcester Park, Kevin has seen how timing can completely change a buyer’s first impression. However, there’s one viewing window in particular that consistently works against sellers, yet it’s surprisingly popular with both agents and buyers.
The culprit? Kevin says it’s that seemingly convenient mid-afternoon slot between 2 and 3 PM that people often assume is perfect for house hunting. To help you, Kevin explains exactly why this time slot backfires and shares his recommendations for better viewing windows.
Why 2-3pm viewings fall flat
The Light Problem
Natural lighting can mean the difference between a successful property viewing and an unsuccessful one, but mid-afternoon presents unique challenges.
Between 2 and 3 PM, you get this harsh, flat light that does no favours for most homes. North-facing properties suffer the most, as they lose that warm, welcoming glow and can feel cold or clinical.
South-facing rooms aren’t immune either. The intense overhead sun creates stark shadows and can make spaces feel uncomfortably bright, highlighting every imperfection on walls and surfaces.
Ghost Town Effect
Neighbourhoods tell a story, and mid-afternoon often tells the wrong one. Streets appear eerily quiet with children at school, parents at work, and the usual signs of community life temporarily absent.
Buyers mostly want to imagine themselves as part of a thriving neighbourhood. When they see empty streets and silent gardens, it raises subconscious questions about whether this is a place where people want to live.
Energy Slump
The infamous post-lunch dip affects everyone involved in the viewing process. Buyers often feel sluggish, sellers may seem less enthusiastic, and even estate agents can struggle to maintain their usual energy levels.
I’ve noticed conversations become more stilted around this time. There’s less natural enthusiasm, fewer questions, and buyers tend to rush through properties rather than absorbing the atmosphere.
Temperature Trap
During warmer months, 2-3 PM represents the day’s peak heat. Properties can feel stuffy and uncomfortable, particularly those without adequate ventilation or air conditioning.
A hot, airless house immediately puts buyers on edge. They associate the discomfort with the property itself rather than just the timing of their visit.
Better viewing times that actually work
Kevin shares three alternative hour-long periods that make for optimal property viewing.
Morning Magic (10-11 AM)
Morning viewings capture homes at their absolute best. The light is soft and warm, buyers arrive fresh and alert, and neighbourhoods buzz with natural activity: school runs, dog walks, people heading to work.
Late Afternoon Sweet Spot (4-5 PM)
This timing offers the perfect combination of good natural light and returning neighbourhood life. You get that lovely golden hour lighting, plus children playing outside and families returning home. It creates an instant sense of community.
Weekend Early Evenings (5-6 PM)
Weekend early evenings are brilliant for showcasing a property’s lifestyle potential. Buyers can imagine coming home from work, hear the sounds of family life, and see how the neighbourhood transitions into evening mode.
Buyers make emotional decisions
The psychology of property viewing is fascinating. Buyers make emotional decisions first, then justify them logically afterwards. When someone walks into a home during that sluggish mid-afternoon period – with harsh lighting, empty streets, and everyone feeling a bit flat – they’re already fighting an uphill battle.
I’ve seen identical properties in the same street sell for thousands more simply because one was consistently shown at better times. The 10 AM slot is particularly powerful because buyers arrive optimistic and energetic. They’re more likely to overlook minor flaws and focus on potential. By contrast, that 2-3 PM window seems to highlight every negative aspect.
It’s not just about the property itself, but about creating the right emotional experience. When a buyer feels good during a viewing, they start picturing their future life there. When they feel uncomfortable or underwhelmed, they’re already mentally moving on to the next property. Smart sellers understand that timing is both convenient scheduling and also a part of their sales strategy.
Kaybridge Residential is an award-winning independent estate agency with offices in Stoneleigh Broadway and Worcester Park, proudly serving Epsom, Ewell, Worcester Park, and surrounding areas. They specialise in residential sales, lettings, property management, and probate valuations, offering a personalised and results-driven service for homeowners, landlords, tenants, and buyers.
