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Current competition matters as much as old comparables. If several similar detached homes are coming on now, buyers can ignore the expensive one. If new-listing volume is thin and yours is in noticeably better condition, the higher figure has more support. Ask each agent which active homes your...

I’d report the full spread rather than only an average. If a few heavily discounted renovation cases create the relationship, the hypothesis is much weaker. Showing each matched pair would also let readers challenge questionable condition classifications.

Yes, but there should be a rule for substantial changes. If a villa is renovated and then returns to market, treating it as the identical listing could also mislead. Keep the history linked, while marking the point at which its condition changed.

A workable layout would be one row per villa: tightly defined area, villa subtype, first-list date, relist date if any, original and latest ask, completed price where known, condition, energy-related attributes, and seller-motivation clues. Missing values should stay missing rather than being...

Buyer financing may also stretch the timeline independently of condition. I wouldn’t treat every long completion as evidence that the villa was difficult to sell. Are the 86 days listing exposure only, or do they include the period after an offer was accepted?

One other detail: ask what “maintenance coordination” actually includes. Is there a separate charge every time someone attends, and can work be approved without you up to a stated amount? The headline 7% is only useful once you know the full scope and how much control you retain.

How long is left on the existing lease, and which maintenance obligations sit with the tenant? A stable tenant with clear responsibilities is a very different remote-management proposition from a warehouse approaching turnover. Also, is there financing on it? A rate or repayment change could...

That is fair—the days alone do not establish motivation. I would submit the KES 95,719,600 offer with financing proof, a clear response deadline and two or three completion-date options. Keep inspection and financing conditions, and spell out what happens to the deposit if a condition is not...

Three percent below is a defensible opening, not an insult, especially after 66 days. Keep the rationale short: uncertain completed-sale evidence, the updating required, and your ability to demonstrate financing and accommodate the seller’s timing. Avoid presenting a long list of faults. I...