An asking price is a starting point. The comparison needs more context.

Begin with comparable homes

The nearest property is not always the most useful comparison. Size, layout, condition, level and facing can change how buyers assess two homes in the same development.

Choose references that a real buyer might also consider. Explain why each was selected and where it differs from the home being priced.

Keep asking and transacted prices separate

An asking price describes a seller’s position. A completed transaction records an agreement reached by particular parties at a particular time. They answer different questions.

When reviewing references, label the source and date. Check whether a listing is still available and be careful about drawing a firm conclusion from a small number of transactions.

Understand the feedback from viewings

A lack of enquiries and a lack of offers after multiple viewings can point to different issues. Review the photographs, description, access arrangements, competing options and feedback before changing one variable.

Ask your agent to separate observations from interpretation. A specific comment about a bedroom or facing is more useful than a general statement that buyers find the home expensive.

Set a review point

Agree how you will assess the response to the listing and when you will revisit the plan. This gives both seller and agent a clearer basis for the next discussion.

The aim is a price and presentation that make sense in the market while supporting the seller’s next move. Keep the wider plan in view when evaluating an offer.

Use relevant evidence and specific buyer feedback to guide the next pricing discussion.