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To get a usable comparison, track each candidate from its first visible listing: original ask, dates and size of reductions, any disappearance and relisting, condition, and whether it actually completed. Keep withdrawn stock separate from completed sales. Otherwise a listing that vanished after...

I wouldn’t treat 6.7% as a negotiation discount unless the asking and sold figures refer to the same homes. Current listings can be compared with transactions agreed months earlier, and withdrawn or revised listings complicate the picture. The 60-day figure is more useful if it comes from enough...

I disagree slightly with leading on the lack of completed comparables. That uncertainty cuts both ways, so the seller can simply say your 8% discount is unsupported. If possible, identify the closest completed transactions by building, size, floor, condition and timing, then explain any...

I would build a simple listing history for each home: first appearance, original price, each reduction, withdrawal or completion, and the latest known status. Then group them by the tightest practical neighbourhood boundary and broad condition. With a narrow segment, individual histories will be...

A practical pilot would follow one listing from lead capture through viewing, documents and status updates. Record every manual field entry, then repeat after integration. Include a mobile user, a document revision and a withdrawn or relisted property; polished demos often avoid those cases. If...

Property tax and service charges are the first two figures I’d pin down rather than estimate. I’d also calculate yield against the total acquisition cost, not just S$837,500, because transaction costs can change the denominator. Ask for recent service-charge statements and check whether any...

For the annual side, request the actual documents or projections available for this development rather than a verbal monthly estimate. Ask which charges attach to the unit, which relate to the wider building, how often they are billed, and whether anything is collected upfront.

Residency timing deserves its own written scenario. Ask what changes if your status differs on signing, completion, during ownership or on sale. The useful answer is a comparison of outcomes, not a general description of the rules.

Inheritance planning is not necessarily a completion charge, but it can affect the ownership decision now. Ask what happens to the flat under the proposed structure, what documents would be needed later, and whether your other country of residence creates a second set of succession or tax questions.

I’d treat HK$47,090 as an asking figure, not guaranteed income. Work out how many months of the proposed increase would be lost through even a short vacancy, then add refurbishment and reletting costs. The tenant’s payment and maintenance history has real value. Before proposing anything...

Run the financing separately from the property performance. First calculate unlevered net income after realistic operating costs; then apply the proposed loan and stress the interest cost, repayment terms and refinancing scenario. Otherwise leverage can make a mediocre property look acceptable...

A simple table could keep this honest: neighbourhood, property subtype, price band, listing status, first-seen date, last-seen date and evidence type. Then calculate the 59 days and +2.1% only from rows that meet the stated rules. It also makes relistings easier to spot rather than accidentally...

The missing facts are how you intend to hold and use it. Will it be in your own name, is financing involved, and will it be a main home, occasional home, or rental? Also tell the adviser your residency position and inheritance intentions. Those answers could change which tax and ownership...

For completed-sale evidence, matching is crucial. A sale in the same broad location is not automatically comparable with a townhouse in the snapshot. Record completion timing, property type and price band, then state whether the evidence supports or merely provides context for the asking-price...

A compact methodology box would solve much of this: observation period, number and type of properties included, neighbourhood coverage, price bands, treatment of relistings, and the date each figure was retrieved. Completed sales should sit in a separate column rather than being blended with...

I would not treat HK$31,950 as the automatic target because an asking rent is not necessarily an achieved rent. Put a value on retaining this tenant, then compare several increases with the likely cost of even a short vacancy plus preparation for reletting. A written proposal below the full...

I’d go further: asking-price movement is not completed-sale evidence, so it cannot by itself show where transaction values moved. The HK$6,084,000 figure may also be capturing a particular financing or price-band effect rather than the whole condo market. A split by price band and property type...

I’d also be cautious about attributing every outlier to maintenance. Condition matters, but a long listing period could reflect seller motivation, the timing of price cuts or a buyer’s financing falling through. Can you tell whether the maintained homes were priced differently from the start...

How are you defining “coastal”? Neighbourhood boundaries could be doing a lot of work here. Also, is 117 days the average or the midpoint of your saved listings? A few very old properties can pull an average upward, especially if withdrawn and relisted homes look new.