Start with the right competitive set
A comparable should match the property type and micro-sector before it matches the bedroom count. A renovated two-storey backing onto a park does not compete in exactly the same way as an unrenovated home beside a regional road—even when their municipal assessment and floor area look similar.
Recent sold data establishes what buyers accepted. Active listings show the choices available now. Both are necessary: solds explain the evidence, while current inventory explains the pressure your launch will face.
Separate improvements from maintenance
Buyers may pay for a layout that works, a well-executed kitchen or a finished basement that adds usable space. They rarely reimburse every dollar spent, and they treat a sound roof or modern electrical panel as expected maintenance rather than a luxury upgrade.
The analysis should identify which improvements change the buyer pool, which simply remove objections and which are unlikely to influence the sale.
Choose a launch position, not a wish
A strong price creates a credible relationship between the property and the market. Too high, and the listing can make competing homes look better. Too low without a deliberate offer strategy, and the seller may create attention without control.
The right recommendation includes a range, the evidence behind it and a plan for responding to early showing activity.