Asking prices reveal seller ambition. Completed sales reveal agreements that survived negotiation, financing, legal review, and inspection. Good valuation begins with the second group.
Choose comparable evidence carefully
Match location, property type, size, condition, tenure, floor, outdoor space, parking, view, and transaction date. A nearby sale can still be a weak comparison if its building or rights are different.
Adjust with restraint
There is rarely a perfect twin, so explain each adjustment and keep the range visible. Avoid giving every feature a precise value unless local transactions support it.
Account for time
Markets can move between the comparable sale and today. Use several transactions, current supply, financing conditions, and days on market to form a range rather than anchoring to one flattering number.
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