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Guide to real estate photography

Alexandrine CLAIN
Alexandrine CLAIN

The document provides guidance on real estate photography for real estate agents. It discusses the importance of high-quality photos in selling properties and outlines best practices for preparing spaces, camera placement, exposure, and post-processing. Key tips include using a wide-angle lens to capture more of the space, preparing areas by decluttering and opening curtains for natural light, positioning the camera diagonally in corners, and using software to adjust exposure and present spaces in 3D. The overall message is that real estate agents should learn photography fundamentals and tools to highlight properties and increase sales success.

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GUIDE To real estate photography / Tome 1
Dear agents, Today, the photo of real estate property is the central element of putting it on the market. The potential buyer must be able to see themselves in the space at first glance. In this way, the real estate ad must transfer emotion. The real estate agent wanting to increase their success rate, must get training and acquire the necessary tools in order to highlight potential properties on the market. To accompany you on this journey, VitrineMedia has developed this guide which presents some fundamentals and technical advice. The VitrineMedia team. EDITORIAL
TO START, YOU WILL NEED... Real Estate PhotographyReal Estate Photography 54 A spirit level A camera A lens A retouching softwareA tripod TABLE OF CONTENTS To start, you will need... The wide angle Preparing the space Positioning In summary Exposure and retouching The 3D image Good to know 5 7 8 16 20 22 26 34
CONTRAST BETWEEN AN AMATEUR PHOTO AND A PROFESSIONAL PHOTO USE THE VERY WIDE ANGLE PICTURE TAKEN WITH 10MM LENS This lens allows you to show 80% of the space, making it more spacious. PICTURE TAKEN WITH A 18MM LENS (OR A COMPACT) The space appears smaller in picture than in reality because we can only see half of it. Real Estate PhotographyReal Estate Photography 76
I PREPARING THE SPACE 2 LOOK FOR NATURAL LIGHT I PREPARING THE SPACE 1 LUMINOSITY: AN IMPORTANT CRITERIA* Dont ignore a single detail! A dark room can dissuade potential clients from visiting the space. The closed curtains give the impression of a dark and closed room. The spotlights give a yellow tint to the picture as a whole. With fully opened curtains, the space appears more luminous and the outside view is highlighted. Having the curtains open and the lights turned off give the illusion of a more luminous and open space. *For 97% of the french, natural light is an important criteria when choosing a home - Artibat Survey lead in November 2013. Real Estate PhotographyReal Estate Photography 98
DID YOU KNOW? 5 ELEMENTS TO PUT FORWARD ON A REAL ESTATE PHOTO The ceiling height The overall good state of the space The outside view The floor space Luminosity I PREPARING THE SPACE 3 MAKE SURE THE SPACE IS ORGANISED The multiple objects all over the space complicate the picture and make the room look disorganized or even unclean; which can dissuade future clients. Removing most of the objects allows you to show the space under its best angle, and give it more light. Real Estate PhotographyReal Estate Photography 1110 11
I PREPARING THE SPACE 4 OPEN THE OUTDOOR DOORS AND WINDOWS The door keeps the light from coming in and blocks part of the view. Simply opening the door allows the light to come in and opens-up a view onto to the garden. I PREPARING THE SPACE 5 DECLUTTER THE ROOMS Too imposing, too cluttered, this carpet can dissuade some potential buyers and renters. By removing unnecessary items, the room is less cluttered and more neutral which allows the viewer to better visualize themselves within the space. Real Estate PhotographyReal Estate Photography 1312
I PREPARING THE SPACE 6 PAY ATTENTION TO DETAIL! The open doors make the picture complex and can sometimes cast shadows on parts of the image, as is the case in the picture. By closing the doors, the image is simpler and therefore more enjoyable to look at. The dark areas have also disappeared. DID YOU KNOW? THESE PICTURES REPRESENT 60% OF THE TIME SPENT BY INTERNET USERS ON ONLINE ADS. Study lead in 2012 by the Dominion university in Virginia (USA) on users looking at real estate ads. Real Estate PhotographyReal Estate Photography 1514 Text Technical characteristics Photos 60% 20% 20%
II PLACEMENT 1 DIAGONAL PHOTO SHOOTING Taken from the center of the room, the picture doesnt allow the viewer to appreciate the rooms depth. Placing the camera in the corners of the room and pointing it diagonally gives the illusion dimension and depth: the room seems more spacious. II PLACEMENT 2 WHAT IS THE RIGHT HEIGHT? In this picture some elements are not visible (such as the counter tops, the stove top and the sink) and the angle is 束unnatural損. The camera is placed 75 cm off the ground. Taken at 1.20 m off the ground, this picture is more natural and allows you to see the important elements. Note: Place the camera above the furniture in the middle of the room. Real Estate PhotographyReal Estate Photography 1716
II PLACEMENT 3 HOLD THE CAMERA HORIZONTALLY The walls and windows on the side of the room seem to be tilted. This is because the lens is pointed towards the floor when taking the picture. The solution for the vertical lines to stay straight is to hold the camera horizontally. This is easy to achieve using a tripod, but can be quite tricky without one. IN SUMMARY Take the picture from the right height Hold the camera horizontally Place the camera in the corner and aim diagonaly Real Estate PhotographyReal Estate Photography 1918
II PLACEMENT 5 HELP YOUR CLIENTS APPROPRIATE THE SPACE A photo in which 2 rooms are highlighted, gives perspective and allows the viewer to see themselves within the space. II PLACEMENT 4 HIGHLIGHT THE WINDOWS The picture is missing contrast and color. The picture is more contrasted, more colorful and the rooms natural light is showcased. Real Estate PhotographyReal Estate Photography 2120
III EXPOSURE AND RETOUCHING 2 PHOTO EDITING III EXPOSURE AND RETOUCHING 1 PLAY AROUND WITH LUMINOSITY On an automatic setting, the camera automatically calculates the light by doing an average between the different image zones. Pictures of interiors are often too dark. The windows are over exposed, the window frames are blurry while other areas are too dark. For optimum quality, it is recommended that you edit the pictures using a software such as Exposio or Photomatix or Easyhdr. . When taking the picture, you can adjust the problem by putting the camera in A, V or M setting: in general, you can rectify the exposure from -3 to +3 by 1/3*. See our user guide for more details *CF page 34 Thanks to the HDR technology (here 9 photos re- composed with the Exposio software), the photogra- phy is perfectly exposed, clear and allows you to see the outdoors. Real Estate PhotographyReal Estate Photography 2322
III EXPOSURE AND RETOUCHING 4 ALTERNATIVE SOLUTIONS III EXPOSURE AND RETOUCHING 3 BLACK AND WHITE The colors of this space could make too big of a statement for potential buyers and limit the number of visits. If a cluttered space can be scary...The black and white photo allows you to remove the colors and attract more potential buyers. ... the floor plan is an alternative so that the buyers can get more familiar with the space. Real Estate PhotographyReal Estate Photography 2524
VI 3D IMAGE 2 CONCEPTUALISING A SPACE IN 3D VI 3D IMAGE 1 CONCEPTUALISE A FURNISHED SPACE IN 3D If a furnished space is messy, it is better to do a 3D visual. The future client will be able to better appropriate the space. Current state. A 3D set-up proposition is a good compromise to help the future buyer to appropriate the space. Real Estate PhotographyReal Estate Photography 2726
DID YOU KNOW? REAL ESTATE PHOTOS ALLOW YOU TO SELL YOUR PROPERTIES FASTER Real Estate PhotographyReal Estate Photography 2928 Increase of the real sales price (compared to the posted price) when using photos taken with a digital reflex camera. source : REDFIN 1$ = 0,9 (February 2016 exchange rate) $200,000 to $299,999 $300,000 to $399,999 $400,000 to $499,999 $500,000 to $599,999 $700,000 to $999,999 $0 $2,000 $8,000$6,000$4,000 $12,000$10,000
TO HIGHLIGHT YOUR PHOTOS... ... THINK OF A LIT WINDOW DISPLAY. Real Estate PhotographyReal Estate Photography 3130 Before After
VM LIGHT SYSTEM VM LIGHT SYSTEM BY VITRINEMEDIA MAKE THE DIFFERENCE THANKS TO THE VITRINEMEDIA TECHNOLOGYModern & innovative display panels Easy to install Unequaled life span High luminosity, up to 6000LUX Multiple display possibilities Easy insertion of your visuals Alignment with international norms and standards available in multiple formats: A4, A3, A2, A1 & A0 One sided or dual-sided display Advanced LED technology Attract attention Be visible 24h/7 Attract new clients Strengthen your brand image Set yourself apart from the competition Real Estate PhotographyReal Estate Photography 3332
Marc Jelensperger Founder of bientot-vendu.comExpert in real estate photography for VitrineMedia Real estate promoter from 2006 to 2010 Real estate trainer (photography, new technologies, marketing and sales) since 2011 Has trained 900 real estate agents in Europe (France, Belgique, Suisse, Luxembourg) Writer for the Lettre des Agents (www.bientot-vendu.com) Organiser of the Agences de lannee trophies. Find all of this information here: http://pro.bientot-vendu.com/formations GOOD TO KNOW Real Estate PhotographyReal Estate Photography 3534 HDR (Hight Dynamic Range) This is to say 束large range dynamic imagery損. This enables you to represent or memorize multiple light intensity levels in one image. THE DIFFERENT PHOTOGRAPHY MODES Mode A Choose the opening yourself and set the speed accordingly. This will allow you to force a small/large opening and thus define the depth of field without worrying about the rest. Mode V You set the speed and the camera adjusts the opening accordingly. In this way, you define the speed photo is taken and can control the blur during movement. Mode M Both settings depend on you and the type of picture you wish to take. Remember only that if you increase one of the setting values, without changing the other, you will also impact exposure of the photo.
50 route de la Reine / 92 100 Boulogne-Billancourt / FRANCE +33 (0)1 49 21 00 61 / contact@vitrinemedia.com vitrinemedia.com Follow us on

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Guide to real estate photography

  • 1. GUIDE To real estate photography / Tome 1
  • 2. Dear agents, Today, the photo of real estate property is the central element of putting it on the market. The potential buyer must be able to see themselves in the space at first glance. In this way, the real estate ad must transfer emotion. The real estate agent wanting to increase their success rate, must get training and acquire the necessary tools in order to highlight potential properties on the market. To accompany you on this journey, VitrineMedia has developed this guide which presents some fundamentals and technical advice. The VitrineMedia team. EDITORIAL
  • 3. TO START, YOU WILL NEED... Real Estate PhotographyReal Estate Photography 54 A spirit level A camera A lens A retouching softwareA tripod TABLE OF CONTENTS To start, you will need... The wide angle Preparing the space Positioning In summary Exposure and retouching The 3D image Good to know 5 7 8 16 20 22 26 34
  • 4. CONTRAST BETWEEN AN AMATEUR PHOTO AND A PROFESSIONAL PHOTO USE THE VERY WIDE ANGLE PICTURE TAKEN WITH 10MM LENS This lens allows you to show 80% of the space, making it more spacious. PICTURE TAKEN WITH A 18MM LENS (OR A COMPACT) The space appears smaller in picture than in reality because we can only see half of it. Real Estate PhotographyReal Estate Photography 76
  • 5. I PREPARING THE SPACE 2 LOOK FOR NATURAL LIGHT I PREPARING THE SPACE 1 LUMINOSITY: AN IMPORTANT CRITERIA* Dont ignore a single detail! A dark room can dissuade potential clients from visiting the space. The closed curtains give the impression of a dark and closed room. The spotlights give a yellow tint to the picture as a whole. With fully opened curtains, the space appears more luminous and the outside view is highlighted. Having the curtains open and the lights turned off give the illusion of a more luminous and open space. *For 97% of the french, natural light is an important criteria when choosing a home - Artibat Survey lead in November 2013. Real Estate PhotographyReal Estate Photography 98
  • 6. DID YOU KNOW? 5 ELEMENTS TO PUT FORWARD ON A REAL ESTATE PHOTO The ceiling height The overall good state of the space The outside view The floor space Luminosity I PREPARING THE SPACE 3 MAKE SURE THE SPACE IS ORGANISED The multiple objects all over the space complicate the picture and make the room look disorganized or even unclean; which can dissuade future clients. Removing most of the objects allows you to show the space under its best angle, and give it more light. Real Estate PhotographyReal Estate Photography 1110 11
  • 7. I PREPARING THE SPACE 4 OPEN THE OUTDOOR DOORS AND WINDOWS The door keeps the light from coming in and blocks part of the view. Simply opening the door allows the light to come in and opens-up a view onto to the garden. I PREPARING THE SPACE 5 DECLUTTER THE ROOMS Too imposing, too cluttered, this carpet can dissuade some potential buyers and renters. By removing unnecessary items, the room is less cluttered and more neutral which allows the viewer to better visualize themselves within the space. Real Estate PhotographyReal Estate Photography 1312
  • 8. I PREPARING THE SPACE 6 PAY ATTENTION TO DETAIL! The open doors make the picture complex and can sometimes cast shadows on parts of the image, as is the case in the picture. By closing the doors, the image is simpler and therefore more enjoyable to look at. The dark areas have also disappeared. DID YOU KNOW? THESE PICTURES REPRESENT 60% OF THE TIME SPENT BY INTERNET USERS ON ONLINE ADS. Study lead in 2012 by the Dominion university in Virginia (USA) on users looking at real estate ads. Real Estate PhotographyReal Estate Photography 1514 Text Technical characteristics Photos 60% 20% 20%
  • 9. II PLACEMENT 1 DIAGONAL PHOTO SHOOTING Taken from the center of the room, the picture doesnt allow the viewer to appreciate the rooms depth. Placing the camera in the corners of the room and pointing it diagonally gives the illusion dimension and depth: the room seems more spacious. II PLACEMENT 2 WHAT IS THE RIGHT HEIGHT? In this picture some elements are not visible (such as the counter tops, the stove top and the sink) and the angle is 束unnatural損. The camera is placed 75 cm off the ground. Taken at 1.20 m off the ground, this picture is more natural and allows you to see the important elements. Note: Place the camera above the furniture in the middle of the room. Real Estate PhotographyReal Estate Photography 1716
  • 10. II PLACEMENT 3 HOLD THE CAMERA HORIZONTALLY The walls and windows on the side of the room seem to be tilted. This is because the lens is pointed towards the floor when taking the picture. The solution for the vertical lines to stay straight is to hold the camera horizontally. This is easy to achieve using a tripod, but can be quite tricky without one. IN SUMMARY Take the picture from the right height Hold the camera horizontally Place the camera in the corner and aim diagonaly Real Estate PhotographyReal Estate Photography 1918
  • 11. II PLACEMENT 5 HELP YOUR CLIENTS APPROPRIATE THE SPACE A photo in which 2 rooms are highlighted, gives perspective and allows the viewer to see themselves within the space. II PLACEMENT 4 HIGHLIGHT THE WINDOWS The picture is missing contrast and color. The picture is more contrasted, more colorful and the rooms natural light is showcased. Real Estate PhotographyReal Estate Photography 2120
  • 12. III EXPOSURE AND RETOUCHING 2 PHOTO EDITING III EXPOSURE AND RETOUCHING 1 PLAY AROUND WITH LUMINOSITY On an automatic setting, the camera automatically calculates the light by doing an average between the different image zones. Pictures of interiors are often too dark. The windows are over exposed, the window frames are blurry while other areas are too dark. For optimum quality, it is recommended that you edit the pictures using a software such as Exposio or Photomatix or Easyhdr. . When taking the picture, you can adjust the problem by putting the camera in A, V or M setting: in general, you can rectify the exposure from -3 to +3 by 1/3*. See our user guide for more details *CF page 34 Thanks to the HDR technology (here 9 photos re- composed with the Exposio software), the photogra- phy is perfectly exposed, clear and allows you to see the outdoors. Real Estate PhotographyReal Estate Photography 2322
  • 13. III EXPOSURE AND RETOUCHING 4 ALTERNATIVE SOLUTIONS III EXPOSURE AND RETOUCHING 3 BLACK AND WHITE The colors of this space could make too big of a statement for potential buyers and limit the number of visits. If a cluttered space can be scary...The black and white photo allows you to remove the colors and attract more potential buyers. ... the floor plan is an alternative so that the buyers can get more familiar with the space. Real Estate PhotographyReal Estate Photography 2524
  • 14. VI 3D IMAGE 2 CONCEPTUALISING A SPACE IN 3D VI 3D IMAGE 1 CONCEPTUALISE A FURNISHED SPACE IN 3D If a furnished space is messy, it is better to do a 3D visual. The future client will be able to better appropriate the space. Current state. A 3D set-up proposition is a good compromise to help the future buyer to appropriate the space. Real Estate PhotographyReal Estate Photography 2726
  • 15. DID YOU KNOW? REAL ESTATE PHOTOS ALLOW YOU TO SELL YOUR PROPERTIES FASTER Real Estate PhotographyReal Estate Photography 2928 Increase of the real sales price (compared to the posted price) when using photos taken with a digital reflex camera. source : REDFIN 1$ = 0,9 (February 2016 exchange rate) $200,000 to $299,999 $300,000 to $399,999 $400,000 to $499,999 $500,000 to $599,999 $700,000 to $999,999 $0 $2,000 $8,000$6,000$4,000 $12,000$10,000
  • 16. TO HIGHLIGHT YOUR PHOTOS... ... THINK OF A LIT WINDOW DISPLAY. Real Estate PhotographyReal Estate Photography 3130 Before After
  • 17. VM LIGHT SYSTEM VM LIGHT SYSTEM BY VITRINEMEDIA MAKE THE DIFFERENCE THANKS TO THE VITRINEMEDIA TECHNOLOGYModern & innovative display panels Easy to install Unequaled life span High luminosity, up to 6000LUX Multiple display possibilities Easy insertion of your visuals Alignment with international norms and standards available in multiple formats: A4, A3, A2, A1 & A0 One sided or dual-sided display Advanced LED technology Attract attention Be visible 24h/7 Attract new clients Strengthen your brand image Set yourself apart from the competition Real Estate PhotographyReal Estate Photography 3332
  • 18. Marc Jelensperger Founder of bientot-vendu.comExpert in real estate photography for VitrineMedia Real estate promoter from 2006 to 2010 Real estate trainer (photography, new technologies, marketing and sales) since 2011 Has trained 900 real estate agents in Europe (France, Belgique, Suisse, Luxembourg) Writer for the Lettre des Agents (www.bientot-vendu.com) Organiser of the Agences de lannee trophies. Find all of this information here: http://pro.bientot-vendu.com/formations GOOD TO KNOW Real Estate PhotographyReal Estate Photography 3534 HDR (Hight Dynamic Range) This is to say 束large range dynamic imagery損. This enables you to represent or memorize multiple light intensity levels in one image. THE DIFFERENT PHOTOGRAPHY MODES Mode A Choose the opening yourself and set the speed accordingly. This will allow you to force a small/large opening and thus define the depth of field without worrying about the rest. Mode V You set the speed and the camera adjusts the opening accordingly. In this way, you define the speed photo is taken and can control the blur during movement. Mode M Both settings depend on you and the type of picture you wish to take. Remember only that if you increase one of the setting values, without changing the other, you will also impact exposure of the photo.
  • 19. 50 route de la Reine / 92 100 Boulogne-Billancourt / FRANCE +33 (0)1 49 21 00 61 / contact@vitrinemedia.com vitrinemedia.com Follow us on