Pricing your home

Setting a price is about making your home understandable to buyers while supporting your plans for the next move. We help you compare similar sales, consider what makes your property different and choose a price approach you feel comfortable with.

Market value is established by buyers

An appraisal estimates the likely selling range using your property’s features and relevant local sales. It is not a guaranteed sale price. The final result depends on competition, presentation, marketing, negotiation, the method of sale and the market when the property is offered.

How we assess your home

• Recent sales of genuinely comparable property
• Current competing listings and how long they have been available
• Location, land, property type, condition and improvements
• Views, access, parking, orientation and other relevant features
• Current enquiry and buyer behaviour

Rating value (RV) versus today’s market value

A rating valuation is prepared for council rating purposes at a specified valuation date. It is not a current offer, a building inspection or a guaranteed selling price. A market appraisal considers the property and comparable sales in today’s market. A registered valuation is a separate professional service that a lender or adviser may require.

A Ruakākā family home, a Marsden Cove waterfront property and a Waipu lifestyle block can appeal to buyers for different reasons. We choose comparisons that are relevant to your home and explain differences in land, condition, outlook and improvements. Current asking prices also show what buyers can choose from, while completed sales tell us what buyers have paid.

Understanding the suggested range

Imagine two otherwise similar homes on the same street: one has a renovated kitchen and verified improvements; the other needs work. Their rating values may reflect an earlier valuation date. A current appraisal should explain how recent comparable sales and those differences affect its suggested range. That is why an automatic percentage above or below RV is not a useful way to price every home.

We walk you through the comparisons and the reasons for the proposed range. If your sale is some time away, we can review the position closer to launch as the market and competing listings change.

Read the independent Settled guidance on planning to sell and understanding what a home is worth.

The risk of starting too high

Buyers are most attentive when a property first reaches the market. If the positioning discourages the right audience, the campaign can lose momentum and the property may take longer to sell. A later adjustment does not always recreate the urgency of the launch period.

Price and no-price methods

An advertised price provides clarity, while auction, tender, deadline and negotiation can allow buyers to respond without a stated figure. Each method still needs a clear plan for attracting buyers and responding to their interest. We will explain how each approach may affect enquiry and competition.

Reviewing the campaign

The way buyers respond helps us plan the next step. Online engagement, enquiries, inspections, repeat interest, feedback and offers should be reviewed together. If the response differs from expectations, we will explain the options rather than allowing the campaign to drift.

Request a free Bream Bay property appraisal or call 09 433 0334.