From lush green lawns to disappearing water tanks, photoshopped real estate listings can be frustrating and at worst, be illegal.

However, there's rarely a black-and-white answer to this conundrum.

Photoshop: advertising's best friend

Firstly, we admit, we are often drawn in by a beautiful real estate image. Consider this article more a cautious warning for buyers, especially those house-hunting for the first time.

A common photoshop technique is digitally altering a drought-ridden garden to magically appear beautifully lush and green. A more extreme example of such misleading images would be the case of the wiped-out water tank in Sydney in 2016.

The real estate agent advertising the three-bedroom home at 31A Penshurst Avenue, Penshurst apparently withheld the fact that a massive water tower loomed directly over it - and eliminated the tower altogether from the sales photos.

We at Listing Loop found this rather amusing and surprisingly, digital imaging wasn't the true culprit in this story. Instead, the photographer cleverly used a distinct camera angle which ensured the tower wasn't in the photos.

And funnier still: the home sold for $870,000 just a month after the story made headlines across the country. 

The questionable photo however was eventually removed from property advertising websites.

Real estate photos and agent obligations 

The rules and regulations behind digitally altered or merely cleverly angled real estate photos are tricky, to say the least.

According to the NSW Office of Fair Trading, "agents must ensure that any claims made about any property or land characteristics in any photographic representations and advertising are accurate and could not give prospective buyers the wrong impression".

Consumer Affairs Victoria wastes little time in telling real estate agents that "if you knowingly conceal from a potential buyer a material fact about a property you are selling, you are breaking the law".

"You should not use photographs that give the wrong impression of a property ... (including) those that suggest a property has views, or is close to amenities .... or that is digitally or otherwise enhanced to hide undesirable features or promote other features".

The Real Estate Institute of Queensland (REIQ) advises real estate agents and buyers that false or misleading photographs may fall under the headline of "leading a prospective buyer to believe in the existence of a state of affairs that does not in fact exist".

The REIQ specifically pointed to the matter of the missing water tower in Sydney too, saying, agents should "be mindful to always ensure that any photographs of a property reflect the property in its current condition".

When real estate photos don't match reality

Some of the best ways buyers can avoid a 'photoshock' situation and ensure their potential dream home matches reality are to:

Before visiting a property:

• Go online and check former photos and descriptions of the property
• If possible, find a "street view" of the property on Google Maps. The photos might be a little older but they should give you a fair idea of the property and its surrounds
• If the property advertisement doesn't include a floor plan with the exact sizes of every room, ask the real estate agent for one
• Then, compare these sizes with those of your current home to ensure you know exactly what to expect on seeing the property

• Bring your state or territory's Office of Fair Trading guidelines with you
• Be prepared to find gardens less luscious and rooms smaller, or very different in reality, as compared to online photos
• Don't be afraid to have a tape measure and compass with you and to take photos of the property yourself, especially any details that don't match up with the property's advertising images

• Go to a second - or third - inspection at a different time of day, to check what the lighting is like in other hours

If you can't visit a property

If you live interstate or far away from the property, try to find a friend or family member who can go to an open for inspection for you.

We're here to help

Listing Loop members get access to properties with spectacular photography as well as raw images that showcase the real deal. That's because real estate agents have the option to list their properties on Listing Loop immediately. All they need to do is simply take photographs on their smartphone and then set the property live in a few easy clicks.

It typically takes around 7 to 10 days for a real estate agent to coordinate professional photography. This is precious time where a serious buyer can discover a property first and even better, snap it up fast.

For first access to the hottest new off-market and pre-market listings as well as support throughout your entire property journey including financing, conveyancing, getting utilities connected and more, register to become a Listing Loop member today for free.