Complete analysis example
How I turn market listings into a practical sale plan.
This illustrative case shows the work completed before bringing a property to market. All figures and identifying details are fictional.
Educational example. It is not a formal valuation, an actual property or a commercial result.
Illustrative case
Starting point
- Property
- Two-bedroom apartment · 91 sqm · parking · third floor with lift
- Condition
- Habitable, with an older kitchen and minor finishes to correct
- Objective
- Sell within 3 to 6 months without starting at a price that discourages qualified demand
- Likely buyer
- Couple or small family using mortgage finance
Before the price
Questions that need answers
- 01
Do the registered areas match the property and the way it will be marketed?
- 02
Are there approved building works or foreseeable costs that may affect the buyer?
- 03
Does the older kitchen only weaken presentation, or materially change the buyer's total budget?
- 04
Which properties genuinely compete for the same buyer and finance range?
- 05
What range can create demand without giving away unnecessary negotiation room?
Market
Selected comparables
The point is not to find nearby properties. It is to identify those competing for the same buyer and adjust for real differences.
| Property | Area | Condition | Parking | Asking price | Weight |
|---|---|---|---|---|---|
| Subject property | 91 sqm | Used | Yes | — | Reference |
| Comparable A | 92 sqm | Renovated | Yes | €385,000 | High |
| Comparable B | 89 sqm | Used | No | €359,000 | Medium |
| Comparable C | 94 sqm | Used | Yes | €372,000 | High |
| Excluded D | 105 sqm | New | Two spaces | €465,000 | Low |
Selection
Why not every listing enters the conclusion
Different product
New construction, more area and two parking spaces attract a buyer with a different budget.
Aged listing
A property on the market for many months may show an expectation, not an accepted value.
Unspecified renovation
The word renovated is not enough to adjust value without understanding quality, age and actual scope.
Strengths
What helps and what limits
- Parking
- Lift
- Usable layout
- Good living-room light
Limitations
Points that weaken the comparison
- Older kitchen
- Painting and minor finishes
- Building costs to confirm
- Current presentation is weak
Conclusion
Recommended course of action
Confirm documents and building matters, correct painting and minor finishes, improve light and storage, and produce the presentation afterwards. Test a range of €365,000 to €375,000, without publishing before the visual material and information are consistent.
After launch
When to review the position
- After 14 to 21 days of effective exposure.
- If qualified enquiries are materially below expectations.
- If different viewings repeat the same value objection.
- If stronger direct competition enters or an important reference leaves the market.
- If documents or building costs change the perceived risk.
Complete analysis example
Would you like to understand how this structure applies to your property?
The first conversation identifies what information exists, what still needs confirmation and what level of analysis is useful.