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Is €1,597 the rent under an existing tenancy, or merely an estimate of what a new tenant might pay? That distinction matters. I would also want the tenancy history and typical turnover, because repainting, small repairs and an empty period can arrive together.

Has anyone mentioned the cost of delay itself? Further investigation may affect mortgage timing or the seller’s patience. Add those consequences to the choice rather than treating extra time as free.

A simple property-by-property table would be more revealing than one average: first listed date, original price, latest price, date marked sale agreed, withdrawal date if applicable, condition and exact neighbourhood. Then calculate both the median and the range. Ten ordinary listings plus two...