Value analysis and market positioning
What the property may be worth — and how to support the asking price.
An average price per square metre does not account for condition, street, layout, documents or the alternatives buyers will find for the same budget.
Value analysis and market positioning
What I compare before discussing price
The aim is not to produce an attractive figure. It is to understand a sensible range and what may move the property towards either end of it.
The property itself
Property type, floor areas, layout, light, exposure, parking, outdoor space and less common features.
Condition and required investment
Current condition, works, foreseeable maintenance and the real effect of those costs on the buyer.
Street, building and surroundings
Access, noise, services, orientation, building condition and differences within the same local area.
Available competition
The homes a buyer can visit today and the reasons for choosing one over another.
Output
What becomes clear at the end
A conclusion that supports a decision before the property is listed.
An explained value range
Not just a figure: the assumptions, limits and factors that may change it.
Direct competition
Which properties are genuinely comparable and which merely distort the analysis.
Priorities before selling
What should be corrected, organised, photographed better or confirmed in the documents.
Market-entry strategy
What price to test, how to present the property and when to review the approach.
Illustrative example
Two two-bedroom homes in the same area may compete in different markets.
An example of the reasoning used. It is not a formal valuation or a completed commercial result.
The apartments have similar areas. One has a garage, better exposure and needs work. The other is renovated but has higher charges, less light and no parking.
Renovation does not automatically make the second property more valuable. Parking, light, future costs and actual demand may support the opposite conclusion.
Initial request
Tell me about the property.
Share the area, property type, condition, timing and main question. Do not send personal documents or sensitive information at this stage.
The request creates no commitment. I first check whether there is enough information and explain whether the useful next step is a call, a visit or a more detailed analysis.
FAQ
What this analysis is — and is not
The distinction prevents the wrong expectations from the outset.
Is this a bank or expert valuation?
No. It is a commercial analysis used to support a selling and market-positioning decision. Bank, tax and expert valuations have their own purposes and methods.
Can you indicate a value without visiting the property?
I can provide an initial view from the information available. A stronger recommendation normally requires a visit and confirmation of floor areas, condition, documents, the building and immediate surroundings.
Why not use the area's average price per square metre?
Because the average combines properties with different condition, location, parking, exposure, buildings and sale circumstances. It is an initial reference, not a conclusion.
Does the analysis oblige me to list the property?
No. The initial request is used to understand the situation. Any later work, terms and possible agency appointment are explained before there is a commitment.