SPACE, place and price being right, what is the biggest turn-off for potential buyers? The first five minutes spent viewing are the undisputed deal clinchers where anything from a bad smell to a barking dog can be enough.

"First impressions count, it is as simple as that," says Richard Smith, director of residential sales in Savills’ Sevenoaks Office.

"The first five minutes spent in a house can sell, or fail to sell, a property. If something puts a purchaser off a property straight away then they are unlikely to be convinced that the property is right for them at a later stage."

Savills have conducted a survey from their Southern Region residential offices to discover what instantly leads to the rejection of a house that, on paper, looks perfect.

Each was asked to list five things that most put buyers off a property in the first five minutes of a visit – the price, situation and size being established as correct before visiting. The results are listed below in order of importance:

1) Lack of period features/modern windows in old houses;
2) Not enough natural light;
3) Obviously poor quality of build/fittings;
4) Bad smells – last night’s curry, oil from the Aga and drains were cited as the top three;
5) Mouldy bathrooms – bad décor, general grime and dirt;
6) Large barking dogs.

A staggering 70 per cent of purchasers cited lack of period features. Bad smells were seen as turning away about 55 per cent, coming in higher on the list than an un-modernised bathroom – an instant turn-off for 34 per cent.

"This survey helps illustrate that it is not additional expense that puts purchasers off. It is the perceived 'little things' that have the greatest impact and could be remedied by a bit of forethought, a spring clean and an open window," added Mr Smith.