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For completed sales, I’d record only cases where the outcome can actually be confirmed. Keep unverified removals in an “unknown” category rather than treating them as sold or withdrawn. That will leave fewer observations, but it avoids building the conclusion on guessed outcomes.

I can see two plausible approaches here: discount the long marketing period, or focus on the apartment’s average condition and verified usable area. The property is a 3-bed serviced apartment of 200 m², listed at NGN 837,000,000 after 71 days on the market. What closing figure would you choose...

Price-cut timing may explain some of the split. Measure from both the original listing date and the date the asking price entered your NGN 1,333,000,000–NGN 2,000,000,000 band. A property advertised above the band for weeks should not be treated the same as one launched inside it.

I would not assign a large repair allowance before seeing the inspection. If the report identifies expensive structural, electrical or water-related work, that is a reason to revisit the price or the purchase itself—not simply consume the whole buffer. Also confirm when any service charge is...

There is also a directional issue. If the 3.1% comes from active asking prices, it might rise because cheaper stock sold or was withdrawn, not because individual villas appreciated. Ana should identify which population changed before connecting that figure to buyer demand.

Completed sales would carry more weight than current advertisements here. Asking prices reveal seller expectations, while the hypothesis concerns what buyers eventually negotiate. Even a small table with original ask, final ask, completed price, days advertised and condition would make the...