How to set an offer price

There is no set equation for an offer price. The process is research and comparison, and it changes with every home. You look at sales of comparable properties, then factor in the condition of this one, the current market, and the seller's circumstances. With those four inputs you can establish a fair range and choose the number you are willing to offer.

1. Comparable sales

The anchor is what similar homes have actually sold for in the last 60 to 90 days, not what they are listed at. Nadia pulls sold data from the MLS® and adjusts for the differences: size, floor, view, parking, age, renovations. Three good comparables are worth more than ten loose ones.

2. Condition

Then adjust for what the inspection and a careful walk-through reveal. A home that needs a roof, windows or a strata special levy should be priced with those costs deducted. Freshly renovated homes carry a premium, but a smaller one than sellers usually hope.

3. Market temperature

Days on market, the number of active listings in the price band, and how recent sales compared with their asking prices tell you whether buyers or sellers hold the leverage this month. Nadia tracks this by neighbourhood, and it changes the strategy: in a slow market a first offer below asking with room to move is normal; in a competing-offer situation the structure of the offer, not just the price, decides the outcome.

4. The seller's situation

A quick completion, flexible dates, or fewer subjects can be worth real money to a seller who has already bought. A listing agent will often share what matters most to their client. Asking is free.

Then decide the number you can live with

The right offer is one you would not regret if it were accepted tonight, and would not regret if you lost the home by a small margin. Nadia will show you the data, give a straight opinion, and never pressure you past your own line.